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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Warehouses
20865 State Hwy 16th S Von Ormy, TX 78073-4717
Entity Owned
4-yr Hold
Free & Clear
Property ID
US82-3594741
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1983
Total area
6,500 SF
Lot
9.51 ac (414,256 SF)
APN
04200-000-0083
UPID
US82-3594741
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
$455k
CAP Approach
CAP
$695k
Comparable Approach
Comparable
$585k
Blend (final)
Blend
$580k
Owner & transaction history
Fregeo Ventures LLC · 4 yrs held
Fregeo Ventures LLC
since 2021
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$880,000
+127.2%
Auto repair, garage
$755,000
+95.0%
Retail stores
$735,000
+89.8%
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 Von Ormy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Von Ormy 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
$455,000
CAP Approach
CAP Return
Estimation
6%
$750,000
6.5%
$695,000
7%
$645,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$390,000
Current use
RESTAURANT
$880,000
Change: +127% · Conversion: Difficult
AUTO REPAIR, GARAGE
$755,000
Change: +95% · Conversion: Easy
RETAIL STORES
$735,000
Change: +90% · Conversion: Moderate
MEDICAL BUILDING
$545,000
Change: +41% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$415,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$580k
Range $522k – $638k · ±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
$20,270
Tax year 2023
Assessed value
$1,085,000
Assessed 2024
Previous assessed
$1,085,000
+0.0% YoY
Effective rate
1.87%
On assessed value
Assessed land
$434,590
Assessed improvement
$650,410
Land market value
$434,590
Improvement market value
$650,410
Total market value
$1,085,000
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
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1983
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
6,500 SF
Lot
9.51 ac (414,256 SF)
APN
04200-000-0083
UPID
US82-3594741
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
WAREHOUSE, STORAGE Current
Est. value
$390,000
RESTAURANT
Est. value
$880,000
AUTO REPAIR, GARAGE
Est. value
$755,000
RETAIL STORES
Est. value
$735,000
MEDICAL BUILDING
Est. value
$545,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$415,000
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1983
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
9.51 ac
Current owner
From public records · entity-resolved
Fregeo Ventures LLC
Entity
Free & Clear · 4 yrs held
Mailing address
PO BOX 700288, SAN ANTONIO, TX 78270-0288
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 20, 2021
—
Fregeo Ventures LLC
Petro Von Ormy INC
Special Warranty Deed
—
Aug 6, 2020
—
Petro Von Ormy INC
—
Deed
related
$225,000 · Great Ctrl Mtg
Mar 17, 2020
—
Petro Von Ormy INC
—
Deed
related
$214,725 · Frost Bk
Aug 14, 2017
—
Aminex Holdings INC
—
Deed
related
$257,711 · Frost Bk
Mar 31, 2017
—
Aminex Holdings INC
—
Deed
related
$262,827 · Frost Bk
—
—
Petro Von Ormy INC
—
Deed Of Trust
related
$225,000 · Great Ctrl Mtg
—
—
Aminex Holdings INC
—
Loan Modification
related
$262,827 · Frost Bk
—
—
Aminex Holdings INC
—
Loan Modification
related
$257,711 · Frost Bk
—
—
Petro Von Ormy INC
—
Deed Of Trust
related
$214,725 · Frost 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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