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Property profile & analytics
OFF-MARKET
Estimated value
$695,000
Garden apartment buildings
1535 Contour Dr San Antonio, TX 78212-1241
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-4655533
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1965
Total area
6,720 SF
Lot
1.08 ac (47,045 SF)
APN
09001-001-0270
UPID
US82-4655533
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
Current use
Occupant on record · Public records
-
Contour Place Apartments Home Help Garage Door Supplier
-
Olmos Terrace Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$655k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$738k
Blend (final)
Blend
$695k
Owner & transaction history
Verge Productions LLC · 8 yrs held
Verge Productions LLC
since 2017
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$980,000
+72.6%
Commercial (general)
$965,000
+70.2%
Retail stores
$900,000
+58.5%
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 San Antonio submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Antonio 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
$655,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$570,000
Current use
RESTAURANT
$980,000
Change: +73% · Conversion: Difficult
COMMERCIAL (GENERAL)
$965,000
Change: +70% · Conversion: Moderate
RETAIL STORES
$900,000
Change: +59% · Conversion: Difficult
AUTO REPAIR, GARAGE
$860,000
Change: +52% · Conversion: Difficult
MEDICAL BUILDING
$765,000
Change: +35% · Conversion: Moderate
WAREHOUSE, STORAGE
$575,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$695k
Range $626k – $765k · ±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
$103 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$42,378
Tax year 2023
Assessed value
$2,229,030
Assessed 2023
Previous assessed
$2,229,030
+0.0% YoY
Effective rate
1.90%
On assessed value
Assessed land
$243,140
Assessed improvement
$1,985,890
Land market value
$243,140
Improvement market value
$1,985,890
Total market value
$2,229,030
Applied tax rate
6.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1965
Heating
CENTRAL
Cooling
YES
Buildings
4
Stories
1
Total area
6,720 SF
Lot
1.08 ac (47,045 SF)
APN
09001-001-0270
UPID
US82-4655533
Jurisdiction
BEXAR
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$570,000
RESTAURANT
Est. value
$980,000
COMMERCIAL (GENERAL)
Est. value
$965,000
RETAIL STORES
Est. value
$900,000
AUTO REPAIR, GARAGE
Est. value
$860,000
MEDICAL BUILDING
Est. value
$765,000
WAREHOUSE, STORAGE
Est. value
$575,000
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1965
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
4
Lot
1.08 ac
Current owner
From public records · entity-resolved
Verge Productions LLC
Entity
Mailing address
19693 BAT CAVE RD, GARDEN RIDGE, TX 78266-2510
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2017
—
Verge Productions LLC
Olmos Terrace LLC
Grant Deed
$1,348,000 · Readycap Com'l
Sep 22, 2014
—
Olmos Terrace LLC
Lamplighter Note & Deed LLC
Grant Deed
—
Jul 3, 2014
—
Lamplighter Note & Deed LLC
Uchizono Family Trust
Warranty Deed
—
Oct 9, 2006
—
Uchizono Family Trust
Rc Olmos Terrace Apartments Ll
Warranty Deed
—
Jun 28, 2004
—
Rc Olmos Terrace Apartments Ll
Berchelmann Properties
Warranty Deed
$720,000 · Lasalle National Bank
—
—
Olmos Terrace LLC
—
Deed Of Trust
related
$910,000 · First St Bk
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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