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Property profile & analytics
OFF-MARKET
Estimated value
$680,000
Retail space
2038 Pleasanton Rd San Antonio, TX 78221-1358
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US83-4019829
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1965
Total area
3,360 SF
Lot
0.8 ac (35,022 SF)
APN
07838-003-0013
UPID
US83-4019829
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
-
Steve's Sno Cone House Grocery & Convenience Store Specialty Food Shop
-
Dr. Rojelio Solano Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$420k
CAP Approach
CAP
$690k
Comparable Approach
Comparable
$670k
Blend (final)
Blend
$680k
Owner & transaction history
Carlos M Siordia · 7 yrs held
Carlos M Siordia
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$850,000
+87.1%
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
$420,000
CAP Approach
CAP Return
Estimation
6%
$750,000
6.5%
$690,000
7%
$645,000
Alternative Use
Use
Estimation
RETAIL STORES
$455,000
Current use
COMMERCIAL (GENERAL)
$850,000
Change: +87% · Conversion: Easy
AUTO REPAIR, GARAGE
$455,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$680k
Range $612k – $748k · ±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
$202 / 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
$29,129
Tax year 2023
Assessed value
$1,145,690
Assessed 2023
Previous assessed
$1,145,690
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$296,100
Assessed improvement
$849,590
Land market value
$296,100
Improvement market value
$849,590
Total market value
$1,145,690
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1965
Heating
YES
Cooling
NONE
Stories
1
Total area
3,360 SF
Lot
0.8 ac (35,022 SF)
APN
07838-003-0013
UPID
US83-4019829
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
RETAIL STORES Current
Est. value
$455,000
COMMERCIAL (GENERAL)
Est. value
$850,000
AUTO REPAIR, GARAGE
Est. value
$455,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1965
Heating
YES
Cooling
Yes
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
Carlos M Siordia
Individual
Mailing address
3934 FREDERICKSBURG RD, SAN ANTONIO, TX 78201-3230
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2019
—
Carlos M Siordia
Mlr Renovations LLC
Warranty Deed
$155,775 · Stearns Lndg LLC
Aug 30, 2016
—
Pleasanton Center LLC
Cano,alfonso & Jo Marie
Grant Deed
$453,340 · Alfonso & Jo Marie Cano
Nov 1, 2010
—
Alfonso Cano
Ervin,james A & Judith C
Grant Deed
related
$249,500 · Citizens State Bank
Jul 1, 2005
—
Alfonso Cano
Ervin,james A & Judith C
Warranty Deed
$257,500 · James A & Judith C Ervin
May 4, 1999
—
James A Ervin
—
Grant Deed
related
$50,000 · Nationsbank
—
—
Alfonso Cano
—
Deed Of Trust
related
$257,500 · James A & Judith C Ervin
—
—
Alfonso Cano
—
Deed Of Trust
related
$230,000 · Crockett Nat'l 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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