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Property profile & analytics
OFF-MARKET
Estimated value
$24,595,000
Retail space
1421 Frontage Rd Alamo, TX 78516-2313
Entity Owned
12-yr Hold
Free & Clear
Property ID
US82-5270458
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2003
Total area
226,190 SF
Lot
18.38 ac (800,724 SF)
Zoning code
CO
APN
W2630-00-001-0001-00
UPID
US82-5270458
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$25.82M
Blend (final)
Blend
$24.60M
Owner & transaction history
Vre Alamo LLC · 12 yrs held
Vre Alamo LLC
since 2014
1 recorded transaction
Zoning & alternative use
CO · Alamo, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ZONING REGS FINAL 2026
Top alternative use upside
Restaurant
$29.5M
+9.2%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Alamo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alamo submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$27,000,000
Current use
RESTAURANT
$29,475,000
Change: +9% · Conversion: Easy
MEDICAL BUILDING
$22,290,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$24.60M
Range $22.14M – $27.05M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$109 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$407,734
Tax year 2022
Assessed value
$15,276,670
Assessed 2023
Previous assessed
$15,276,670
+0.0% YoY
Effective rate
2.67%
On assessed value
Assessed land
$4,644,205
Assessed improvement
$10,632,465
Land market value
$4,644,205
Improvement market value
$10,632,465
Total market value
$15,276,670
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2003
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
226,190 SF
Lot
18.38 ac (800,724 SF)
Zoning code
CO
APN
W2630-00-001-0001-00
UPID
US82-5270458
Jurisdiction
HIDALGO
Zoning & alternative use
CO · Alamo, TXZoning CO · permitted uses
CO · Alamo, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ZONING REGS FINAL 2026
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$27.0M
RESTAURANT
Est. value
$29.5M
MEDICAL BUILDING
Est. value
$22.3M
RETAIL STORES Current
RESTAURANT
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2003
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
18.38 ac
Current owner
From public records · entity-resolved
Vre Alamo LLC
Entity
Free & Clear · 12 yrs held
Mailing address
PO BOX 8050, BENTONVILLE, AR 72712-8055
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2014
—
Vre Alamo LLC
Wal-mart R/e Busn Trust
Grant Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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