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Property profile & analytics
OFF-MARKET
Estimated value
$2,710,000
Garden apartment buildings
235 Cheryl Dr San Antonio, TX 78228-4053
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US82-4547724
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1970
Total area
14,976 SF
Lot
0.69 ac (30,187 SF)
APN
11507-001-0890
UPID
US82-4547724
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
$3.67M
CAP Approach
CAP
$2.36M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.71M
Owner & transaction history
Oaks On Bandera LLC · 6 yrs held
Oaks On Bandera LLC
since 2020
Last sale
$2.7M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.6M
+165.3%
Commercial (general)
$2.5M
+163.9%
Auto repair, garage
$2.0M
+111.6%
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
$3,670,000
CAP Approach
CAP Return
Estimation
6%
$2,550,000
6.5%
$2,355,000
7%
$2,185,000
Alternative Use
Use
Estimation
RESTAURANT
$2,550,000
Change: +165% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,535,000
Change: +164% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,035,000
Change: +112% · Conversion: Difficult
RETAIL STORES
$1,845,000
Change: +92% · Conversion: Difficult
Blend value · Realmo final
$2.71M
Range $2.44M – $2.98M · ±10% · vs last sale $2.67M (Apr 16 2020)
Last sale anchor
$2.67M
Apr 16 2020
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
$181 / 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
$48,787
Tax year 2023
Assessed value
$1,957,120
Assessed 2023
Previous assessed
$1,957,120
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$107,210
Assessed improvement
$1,849,910
Land market value
$107,210
Improvement market value
$1,849,910
Total market value
$1,957,120
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
1970
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
1
Total area
14,976 SF
Lot
0.69 ac (30,187 SF)
APN
11507-001-0890
UPID
US82-4547724
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
RESTAURANT
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.0M
RETAIL STORES
Est. value
$1.8M
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1970
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Lot
0.69 ac
Current owner
From public records · entity-resolved
Oaks On Bandera LLC
Entity
Mailing address
10610 HARD ROCK RD, AUSTIN, TX 78750-2039
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 16, 2020
—
Oaks On Bandera LLC
Oaks On Bandera Vergara LLC
Quit Claim Deed
related
$8,315,000 · Walker & Dunlop
Apr 6, 2010
$2,669,640
Crp Properties INC
Gregory Claiborne B
Trustees Deed
—
Mar 28, 2005
—
Three Oaks Bandera
Gabay,lahav
Grant Deed
$3,400,000 · Citibank Fsb
—
—
On Bandera Jacobson LLC Oaks
—
Deed Of Trust
related
$3,410,000 · Berkeley Point Cap
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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