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Property profile & analytics
FOR LEASE
Individual retail properties
1602 Babcock Rd San Antonio, TX 78229
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US82-2137039
For Lease
1 / 6
$760,000
1602 Babcock Rd, San Antonio, TX 78229
View Listing →
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1978
Total area
38,227 SF
Lot
2.78 ac (121,010 SF)
APN
13914-001-0320
UPID
US82-2137039
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
-
S A Kids Karate Sports School
-
Gold's Gym San Antonio Babcock Gym & Fitness Center
-
Absolute Massage Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$700k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$818k
Blend (final)
Blend
$760k
Owner & transaction history
1602 Babcock LP · 4 yrs held
1602 Babcock LP
since 2021
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
GYM, HEALTH SPA
$1,080,000
Current use
Blend value · Realmo final
$760k
Range $684k – $836k · ±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
$20 / 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
$117,413
Tax year 2023
Assessed value
$4,710,100
Assessed 2023
Previous assessed
$4,710,100
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$1,208,890
Assessed improvement
$3,501,210
Land market value
$1,208,890
Improvement market value
$3,501,210
Total market value
$4,710,100
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
For Lease
Year built
1978
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
38,227 SF
Lot
2.78 ac (121,010 SF)
APN
13914-001-0320
UPID
US82-2137039
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
GYM, HEALTH SPA Current
Est. value
$1.1M
GYM, HEALTH SPA Current
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
1978
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
2.78 ac
Current owner
From public records · entity-resolved
1602 Babcock LP
Entity
Mailing address
1701 DIRECTORS BLVD STE #300, AUSTIN, TX 78744-1044
Ownership since
2021
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
Nov 9, 2021
—
1602 Babcock LP
Babcock Real Estate Ltd
Venders Lien
$2,925,000 · Newfirst National Bank
Jun 9, 2008
—
Babcock Real Estate Ltd
—
Trustees Deed
related
$2,240,000 · Frost National Bank
May 15, 2003
—
Babcock Real Estate Ltd
S A Fitness INC
Grant Deed
$2,240,000 · Frost National Bank
—
—
Babcock Real Estate Ltd
—
Loan Modification
related
$871,841 · Frost Bank
—
—
S A Fitness INC
—
Deed Of Trust
related
$1,500,000 · Bank Of America
—
—
Babcock Real Estate Ltd
—
Deed Of Trust
related
$2,240,000 · Frost National Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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