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Property profile & analytics
OFF-MARKET
Estimated value
$4,660,000
Garden apartment buildings
1955 Larkspur Dr San Antonio, TX 78213-5200
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US83-3888547
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1984
Total area
52,188 SF
Lot
10 ac (435,600 SF)
APN
17212-004-0011
UPID
US83-3888547
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
$4.65M
Blend (final)
Blend
$4.66M
Owner & transaction history
Orei The Summit Property Owner LLC · 4 yrs held
Orei The Summit Property Owner LLC
since 2022
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.1M
+114.2%
Auto repair, garage
$6.2M
+87.5%
Retail stores
$4.4M
+34.2%
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
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)
$3,310,000
Current use
RESTAURANT
$7,085,000
Change: +114% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,205,000
Change: +88% · Conversion: Difficult
RETAIL STORES
$4,440,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$4,315,000
Change: +30% · Conversion: Moderate
OFFICE BUILDING
$3,460,000
Change: +5% · Conversion: Moderate
WAREHOUSE, STORAGE
$3,075,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$4.66M
Range $4.19M – $5.13M · ±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
$89 / 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
$795,956
Tax year 2023
Assessed value
$34,675,000
Assessed 2023
Previous assessed
$34,675,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$1,733,690
Assessed improvement
$32,941,310
Land market value
$1,733,690
Improvement market value
$32,941,310
Total market value
$34,675,000
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
1984
Heating
CENTRAL
Cooling
YES
Buildings
9
Stories
1
Total area
52,188 SF
Lot
10 ac (435,600 SF)
APN
17212-004-0011
UPID
US83-3888547
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
$3.3M
RESTAURANT
Est. value
$7.1M
AUTO REPAIR, GARAGE
Est. value
$6.2M
RETAIL STORES
Est. value
$4.4M
MEDICAL BUILDING
Est. value
$4.3M
OFFICE BUILDING
Est. value
$3.5M
WAREHOUSE, STORAGE
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
OFFICE 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
1984
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
9
Lot
10 ac
Current owner
From public records · entity-resolved
Orei The Summit Property Owner LLC
Entity
Mailing address
888 BRICKELL AVE, MIAMI, FL 33131-2913
Ownership since
2022
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
May 17, 2022
—
Orei The Summit Property Owner LLC
1955 Equity LLC
Special Warranty Deed
—
Feb 12, 2019
—
1955 Equity LLC
1955 Larkspur LLC
Quit Claim Deed
related
$19,350,000 · Prudential Multifamily Mtg
Aug 18, 2015
—
1955 Larkspur LLC
Westdale Arbors Ltd
Special Warranty Deed
$14,967,000 · Arbor Commercial Funding LLC
Nov 21, 2003
—
Westdale Arbors Ltd
Rep Der Amesbury LP
Grant Deed
$7,000,000 · Central National Bank
—
—
Westdale Arbors Ltd
—
Deed Of Trust
related
$9,800,000 · Column Financial INC
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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