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Property profile & analytics
OFF-MARKET
Estimated value
$2,440,000
Garden apartment buildings
15400 Lookout Rd, Live Oak, TX 78233-3500
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US82-5952429
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2012
Total area
24,463 SF
Lot
12.26 ac (534,089 SF)
APN
05043-003-0012
UPID
US82-5952429
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
$2.24M
Blend (final)
Blend
$2.44M
Owner & transaction history
Mcn Villas-sa LLC · 10 yrs held
Mcn Villas-sa LLC
since 2015
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.5M
+134.7%
Commercial (general)
$2.3M
+52.9%
Auto repair, garage
$2.0M
+34.6%
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 Live Oak submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Live Oak 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
APARTMENT HOUSE (5+ UNITS)
$1,490,000
Current use
RESTAURANT
$3,500,000
Change: +135% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,280,000
Change: +53% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,005,000
Change: +35% · Conversion: Difficult
OFFICE BUILDING
$1,625,000
Change: +9% · Conversion: Moderate
MEDICAL BUILDING
$1,500,000
Change: +0% · Conversion: Moderate
RETAIL STORES
$1,470,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$2.44M
Range $2.20M – $2.68M · ±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
$100 / 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
$962,879
Tax year 2023
Assessed value
$44,500,000
Assessed 2023
Previous assessed
$44,500,000
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$2,243,170
Assessed improvement
$42,256,830
Land market value
$2,243,170
Improvement market value
$42,256,830
Total market value
$44,500,000
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
2012
Heating
CENTRAL
Cooling
YES
Buildings
17
Stories
1
Total area
24,463 SF
Lot
12.26 ac (534,089 SF)
APN
05043-003-0012
UPID
US82-5952429
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
$1.5M
RESTAURANT
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
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
2012
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
17
Lot
12.26 ac
Current owner
From public records · entity-resolved
Mcn Villas-sa LLC
Entity
Mailing address
1901 N CENTRAL EXPY STE #225, RICHARDSON, TX 75080-3780
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2015
—
Mcn Villas-sa LLC
Mira Loma II LLC
Grant Deed
$20,700,000 · Miscellaneous Ins Co
Jul 5, 2011
—
Mira Loma II LLC
Godfrey Residential Group Ltd
Grant Deed
related
—
Jul 13, 2009
—
Godfrey Residential Group Ltd
—
Trustees Deed
related
$900,000 · Regions Bank
—
—
Mira Loma II LLC
—
Deed Of Trust
related
$10,500,000 · Comerica Bank
—
—
Godfrey Residential Group Ltd
—
Deed Of Trust
related
$867,750 · Brazos Valley Bank NA
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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