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Property profile & analytics
FOR LEASE
Day care centers
1623 N Loop 1604 W San Antonio, TX 78232
Entity Owned
4-yr Hold
Free & Clear
Property ID
US82-3326928
For Lease
1 / 12
$740,000
1623 N Loop 1604 W, San Antonio, TX 78232
View Listing →
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2010
Total area
10,360 SF
Lot
1.4 ac (61,158 SF)
APN
16334-073-0020
UPID
US82-3326928
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
-
Guidepost Montessori at Vineyard Vineyard
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$470k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$740k
Owner & transaction history
Boston Road San Antonio LLC · 4 yrs held
Boston Road San Antonio LLC
since 2021
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.2M
+64.6%
Restaurant
$1.1M
+40.6%
Commercial (general)
$965,000
+29.3%
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
$470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$750,000
Current use
AUTO REPAIR, GARAGE
$1,230,000
Change: +65% · Conversion: Difficult
RESTAURANT
$1,050,000
Change: +41% · Conversion: Difficult
COMMERCIAL (GENERAL)
$965,000
Change: +29% · Conversion: Difficult
MEDICAL BUILDING
$715,000
Change: -4% · Conversion: Difficult
OFFICE BUILDING
$685,000
Change: -8% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$665,000
Change: -11% · Conversion: Difficult
WAREHOUSE, STORAGE
$610,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$740k
Range $666k – $814k · ±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
$71 / 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
$76,898
Tax year 2023
Assessed value
$3,578,840
Assessed 2023
Previous assessed
$3,578,840
+0.0% YoY
Effective rate
2.15%
On assessed value
Assessed land
$2,090,390
Assessed improvement
$1,488,450
Land market value
$2,090,390
Improvement market value
$1,488,450
Total market value
$3,578,840
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
For Lease
Year built
2010
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
10,360 SF
Lot
1.4 ac (61,158 SF)
APN
16334-073-0020
UPID
US82-3326928
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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$750,000
AUTO REPAIR, GARAGE
Est. value
$1.2M
RESTAURANT
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$965,000
MEDICAL BUILDING
Est. value
$715,000
OFFICE BUILDING
Est. value
$685,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$665,000
WAREHOUSE, STORAGE
Est. value
$610,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
2010
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.4 ac
Current owner
From public records · entity-resolved
Boston Road San Antonio LLC
Entity
Free & Clear · 4 yrs held
Mailing address
647 W 174TH STGF2, NEW YORK, NY 10033-7724
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 10, 2021
—
Boston Road San Antonio LLC
San Antonio Education LLC
Special Warranty Deed
—
Nov 10, 2020
—
San Antonio Education LLC
Ghmsa LLC
Grant Deed
$4,085,000 · T2 Alamo I LLC
Oct 7, 2011
—
Ghmsa LLC
Loop 1604 Group
Grant Deed
$2,416,000 · Frost National Bank
May 16, 2011
—
Loop 1604 Group
—
Deed Of Trust
related
$8,000,000 · Commerce Bank NA
—
—
Ghmsa LLC
—
Deed Of Trust
related
$2,082,793 · Union 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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