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Property profile & analytics
FOR SALE
Office Spaces
2101 Pat Booker Rd Universal City, TX 78148
Entity Owned
8-yr Hold
Free & Clear
Property ID
US82-4587006
For Sale
1 / 2
$3,000,000
2101 Pat Booker Rd, Universal City, TX 78148
View Listing →
Property summary
AI-generated overview
This exceptional investment opportunity presents a 9,855 square foot, single-story, fee-simple retail and medical office building located at 2101 Pat Booker Rd, Universal City, TX 78148. Built in 2019, the property boasts 100% occupancy with two tenants: Elite Endodontics (now part of Specialized Dental Partners, a large national chain with over 200 locations) and First Command. The property offers a strong net lease investment with a 7.23% cap rate and a net operating income (NOI) of $216,810, based on an asking price of $3,000,000 ($304.41 per square foot). Situated on a 1.1-acre lot, this property enjoys a highly visible location on a major thoroughfare connecting Interstate 35 and Randolph Air Force Base, benefiting from exceptional daily traffic volume (I-35: 159,610 vehicles per day
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2019
Total area
10,390 SF
Lot
1.09 ac (47,393 SF)
APN
05047-601-0010
UPID
US82-4587006
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
$1.58M
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.50M
Owner & transaction history
Ariama Holdings LLC · 8 yrs held
Ariama Holdings LLC
since 2017
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.5M
+35.2%
Retail stores
$1.3M
+19.9%
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 Universal City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Universal City 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%
$1,715,000
6.5%
$1,580,000
7%
$1,470,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,080,000
Current use
RESTAURANT
$1,460,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$1,295,000
Change: +20% · Conversion: Easy
AUTO REPAIR, GARAGE
$920,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.50M
Range $1.35M – $1.64M · ±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
$144 / 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
$49,697
Tax year 2023
Assessed value
$2,165,000
Assessed 2023
Previous assessed
$2,165,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$669,670
Assessed improvement
$1,495,330
Land market value
$669,670
Improvement market value
$1,495,330
Total market value
$2,165,000
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
For Sale
Year built
2019
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
10,390 SF
Lot
1.09 ac (47,393 SF)
APN
05047-601-0010
UPID
US82-4587006
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
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
RESTAURANT
Est. value
$1.5M
RETAIL STORES
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$920,000
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
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
2019
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.09 ac
Current owner
From public records · entity-resolved
Ariama Holdings LLC
Entity
Free & Clear · 8 yrs held
Mailing address
2101 PAT BOOKER RD, UNIVERSAL CITY, TX 78148-3203
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2019
—
Ariama Holdings LLC
—
Deed Of Trust
related
$1,400,000 · First Citizens Bk
Dec 28, 2017
—
Ariama Holdings LLC
Ali Arabyaghobi
Warranty Deed
related
—
May 18, 2005
—
Arabyaghobi,ali
Gagliardi Ents INC
Warranty Deed
$210,000 · Private Individual
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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