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Property profile & analytics
OFF-MARKET
Estimated value
$755,000
Garden apartment buildings
21630 Milsa Dr, San Antonio, TX 78256-2484
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US83-3325052
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2017
Total area
4,784 SF
Lot
14.07 ac (613,063 SF)
APN
18337-000-0062
UPID
US83-3325052
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
-
Home 2 Home 4 Seniors Nursing Home Retirement Community
-
The Ritz-Rosario, Inc. Physician
-
Stephanie Speaks, LLC Training Center Tutoring Service
-
Marquis Dominion Apartment Building Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.04M
CAP Approach
CAP
$750k
Comparable Approach
Comparable
$468k
Blend (final)
Blend
$755k
Owner & transaction history
Cws Dominion LP · 4 yrs held
Cws Dominion LP
since 2022
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$545,000
+76.6%
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
$1,040,000
CAP Approach
CAP Return
Estimation
6%
$815,000
6.5%
$750,000
7%
$700,000
Alternative Use
Use
Estimation
RETAIL STORES
$545,000
Change: +77% · Conversion: Difficult
Blend value · Realmo final
$755k
Range $680k – $831k · ±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
$158 / 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
$1,201,161
Tax year 2023
Assessed value
$52,300,000
Assessed 2023
Previous assessed
$52,300,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$4,499,890
Assessed improvement
$47,800,110
Land market value
$4,499,890
Improvement market value
$47,800,110
Total market value
$52,300,000
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
2017
Heating
CENTRAL
Cooling
YES
Buildings
25
Stories
1
Rooms
7
Bathrooms
5
Total area
4,784 SF
Lot
14.07 ac (613,063 SF)
APN
18337-000-0062
UPID
US83-3325052
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
Est. value
$545,000
RETAIL STORES
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
2017
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
25
Rooms
7
Bathrooms
5
Lot
14.07 ac
Current owner
From public records · entity-resolved
Cws Dominion LP
Entity
Mailing address
14 CORPORATE PLZ DR STE #210, NEWPORT BEACH, CA 92660-7928
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2022
—
Cws Dominion LP
Scp Dominion 2 Owner LP
Special Warranty Deed
$34,458,000 · Metlife Real Estate Lending LLC
Mar 2, 2020
—
Scp Dominion 2 Owner LP
—
Deed
related
$36,204,354 · Berkadia Com'l Mtg
Aug 23, 2017
—
Scp Dominion 2 Owner LP
Ireg Of Scp Milsa Land LLC
Quit Claim Deed
related
$36,204,354 · Berkadia Com'l Mtg
Apr 28, 2008
—
Jomo Ltd
Knaupp,adolph P
Grant Deed
$950,000 · International Bk/commerce
—
—
Jomo Ltd
—
Loan Modification
related
$1,329,764 · Frost Bk
—
—
Ireg Of Scp Milsa Land LLC
—
Deed Of Trust
related
$1,695,000 · Wells Fargo Bk
—
—
Scp Dominion 2 Owner LP
—
Loan Modification
related
$36,204,354 · Berkadia Com'l Mtg
—
—
Jomo Ltd
—
Deed Of Trust
related
$1,465,000 · Frost Bank
—
—
Jomo Ltd
—
Loan Modification
related
$250,000 · Tamir Ents Ltd
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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