New search
Property profile & analytics
OFF-MARKET
Estimated value
$2,945,000
Office Spaces
1803 Grandstand Dr San Antonio, TX 78238-4702
Entity Owned
3-yr Hold
Free & Clear
Property ID
US82-4230033
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2007
Total area
132,144 SF
Lot
8.5 ac (370,260 SF)
APN
16115-004-0350
UPID
US82-4230033
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
-
Worldpac Big Box & Wholesale Store
-
Texas Diaper Bank Charitable Organization Social Service Agency
-
Solar Electric Texas Electrical Service
-
Viant / Coastal Life Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.95M
Owner & transaction history
Tlp 1803 Grandstand LLC · 3 yrs held
Tlp 1803 Grandstand LLC
since 2023
4 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$22 / 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
$220,481
Tax year 2023
Assessed value
$9,600,000
Assessed 2023
Previous assessed
$9,600,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$1,414,390
Assessed improvement
$8,185,610
Land market value
$1,414,390
Improvement market value
$8,185,610
Total market value
$9,600,000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2007
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
132,144 SF
Lot
8.5 ac (370,260 SF)
APN
16115-004-0350
UPID
US82-4230033
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
Building & site characteristics
From public records
Year built
2007
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
8.5 ac
Current owner
From public records · entity-resolved
Tlp 1803 Grandstand LLC
Entity
Free & Clear · 3 yrs held
Mailing address
17TH BUTTERFIELD RD, OAKBROOK TERRACE, IL 60181-4001
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2023
—
Tlp 8151 Interchange LLC
—
Deed
related
$94,000,000 · Nationwide Life Insurance Company
Mar 16, 2023
—
Tlp 1803 Grandstand LLC
Icon Owner Pool 1 Texas LLC
Special Warranty Deed
—
Oct 2, 2019
—
Icon Owner Pool I Texas LLC
—
Deed
related
—
Mar 6, 2015
—
Icon Owner Pool 1 Texas LLC
Bre Of Dp Tx LLC
Grant Deed
—
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.
Try Rey
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