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Property profile & analytics
OFF-MARKET
Estimated value
$2,980,000
Commercial real estate
2539 Fm 1103c3 Cibolo, TX 78108-1905
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US83-1218811
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2019
Total area
18,027 SF
Lot
1.67 ac (72,702 SF)
APN
1G-3995-C307-02700-000
UPID
US83-1218811
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
$3.37M
Comparable Approach
Comparable
$2.59M
Blend (final)
Blend
$2.98M
Owner & transaction history
Blinking Light Prop LLC Series · 6 yrs held
Blinking Light Prop LLC Series
since 2020
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.6M
+65.7%
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 Cibolo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cibolo 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%
$3,650,000
6.5%
$3,370,000
7%
$3,130,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,625,000
Change: +66% · Conversion: Moderate
Blend value · Realmo final
$2.98M
Range $2.68M – $3.28M · ±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
$165 / 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
$91,870
Tax year 2023
Assessed value
$4,889,699
Assessed 2024
Previous assessed
$4,889,699
+0.0% YoY
Effective rate
1.88%
On assessed value
Assessed land
$789,561
Assessed improvement
$4,100,138
Land market value
$789,561
Improvement market value
$4,100,138
Total market value
$4,889,699
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2019
Heating
NONE
Stories
2
Total area
18,027 SF
Lot
1.67 ac (72,702 SF)
APN
1G-3995-C307-02700-000
UPID
US83-1218811
Jurisdiction
GUADALUPE
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)
Est. value
$2.6M
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
2019
Heating
NONE
Stories
2
Lot
1.67 ac
Current owner
From public records · entity-resolved
Blinking Light Prop LLC Series
Entity
Mailing address
19113 NACOGDOCHES LOOP, GARDEN RIDGE, TX 78266-2737
Mailing matches property
Yes
Owner-occupied
Yes
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2020
—
Blinking Light Prop LLC Series
—
Deed
related
$4,715,035 · Lone Star Cap Bk
Dec 3, 2019
—
Blinking Light Properties LLC
—
Deed
related
$1,282,598 · Lone Star Cap Bk
Dec 2, 2019
—
Blinking Light Properties LLC
—
Deed
related
$4,067,287 · Lone Star Cap Bk
Jun 29, 2018
—
Blinking Light Properties LLC
—
Deed
related
$5,349,886 · Lone Star Cap Bk
Feb 28, 2018
—
Blinking Light Properties LLC
—
Deed
related
$441,312 · Lone Star Cap Bk
—
—
Blinking Light Properties LLC
—
Loan Modification
related
$4,067,287 · Lone Star Cap Bk
—
—
Blinking Light Properties LLC
—
Loan Modification
related
$1,282,598 · Lone Star Cap Bk
—
—
Blinking Light Prop LLC Series
—
Loan Modification
related
$4,715,035 · Lone Star Cap Bk
—
—
Blinking Light Properties LLC
—
Loan Modification
related
$441,312 · Lone Star Cap Bk
—
—
Blinking Light Properties LLC
—
Deed Of Trust
related
$5,349,886 · Lone Star Cap 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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