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Property profile & analytics
OFF-MARKET
Estimated value
$1,755,000
Garden apartment buildings
215 Loop 1604th E San Antonio, TX 78232-1276
Individually Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-2562294
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2005
Total area
54,738 SF
Lot
22.91 ac (997,960 SF)
APN
17428-001-0061
UPID
US82-2562294
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
-
Stone Oak Counselors Counselor Family Counselor
-
Steve's Luxury Car Service in San Antonio Car Rental Facility
-
The Montecristo Apartments in San Antonio Apartment Complex Apartment Building
-
ViSiON TECH Marketing & Advertising (Bike/Boat/Book/etc) Store
-
Pride Mobile Detailing Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.39M
Blend (final)
Blend
$1.76M
Owner & transaction history
Montecristo Ltd · 21 yrs held
Montecristo Ltd
since 2005
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$2.4M
+55.9%
Warehouse, storage
$2.4M
+52.2%
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
$1,120,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,570,000
Current use
INDUSTRIAL (GENERAL)
$2,445,000
Change: +56% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,390,000
Change: +52% · Conversion: Difficult
Blend value · Realmo final
$1.76M
Range $1.58M – $1.93M · ±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
$32 / 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
$1,319,898
Tax year 2023
Assessed value
$57,500,000
Assessed 2023
Previous assessed
$57,500,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$9,261,070
Assessed improvement
$48,238,930
Land market value
$9,261,070
Improvement market value
$48,238,930
Total market value
$57,500,000
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
2005
Heating
CENTRAL
Cooling
YES
Buildings
8
Stories
1
Total area
54,738 SF
Lot
22.91 ac (997,960 SF)
APN
17428-001-0061
UPID
US82-2562294
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
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$2.4M
WAREHOUSE, STORAGE
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS) Current
INDUSTRIAL (GENERAL)
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
2005
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
8
Lot
22.91 ac
Current owner
From public records · entity-resolved
Montecristo Ltd
Individual
Mailing address
10351 SANTA MONICA BLVD STE #270, LOS ANGELES, CA 90025-6935
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
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
Sep 1, 2016
—
Montecristo-plaza Dj LLC
—
Deed
related
$19,440,000 · Miscellaneous Ins Co
Jun 3, 2010
—
Twin Oaks Office Park Jv
—
Deed Of Trust
related
$6,335,000 · Northwestern Mutual Life Ins
May 18, 2005
—
Montecristo Ltd
Sbc Operations INC
Grant Deed
related
—
Jun 25, 2004
—
Montecristo Ltd
Koontz Of Mccombs 1 Ltd
Grant Deed
$22,800,000 · Southtrust Bank NA
—
—
Montecristo-plaza Dj LLC
—
Deed Of Trust
related
$19,440,000 · Miscellaneous Ins Co
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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