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Property profile & analytics
OFF-MARKET
Estimated value
$1,370,000
Garden apartment buildings
28 Lynn Batts Ln San Antonio, TX 78218
Entity Owned
4-yr Hold
Free & Clear
Property ID
US82-3170944
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2000
Total area
51,009 SF
Lot
4.7 ac (204,732 SF)
APN
17305-008-0100
UPID
US82-3170944
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
$1.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.74M
Blend (final)
Blend
$1.37M
Owner & transaction history
Nice Apartments LLC · 4 yrs held
Nice Apartments LLC
since 2022
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$2.3M
+16.5%
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
$1,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,955,000
Current use
INDUSTRIAL (GENERAL)
$2,280,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$1.37M
Range $1.23M – $1.51M · ±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
$27 / 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
$573,711
Tax year 2023
Assessed value
$24,993,145
Assessed 2023
Previous assessed
$24,993,145
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$2,383,130
Assessed improvement
$22,610,015
Land market value
$2,383,130
Improvement market value
$22,610,015
Total market value
$24,993,145
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
2000
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
1
Total area
51,009 SF
Lot
4.7 ac (204,732 SF)
APN
17305-008-0100
UPID
US82-3170944
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
$2.0M
INDUSTRIAL (GENERAL)
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS) Current
INDUSTRIAL (GENERAL)
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
2000
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Lot
4.7 ac
Current owner
From public records · entity-resolved
Nice Apartments LLC
Entity
Free & Clear · 4 yrs held
Mailing address
3021 CITRUS CIR STE #130, WALNUT CREEK, CA 94598-2635
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 6, 2022
—
Nice Apartments LLC
Markowitz Investments LLC
Special Warranty Deed
—
Jul 30, 2021
—
Hz Niche LLC
Rdb Niche LLC
Special Warranty Deed
—
Sep 2, 2016
—
Rsw Niche LLC
Cenizo Flats LP
Grant Deed
$14,210,000 · Holliday Fenoglio Fowler
Dec 8, 2014
—
Cenizo Flats LP
Cenizo Ventures LLC
Quit Claim Deed
related
$15,100,000 · Greystone Svcg
Sep 28, 2010
—
Cenizo Ventures LLC
Cenizo Residential Props Ltd
Quit Claim Deed
related
$7,700,000 · Northmarq Capital INC
Dec 5, 2005
—
Cenizo Residential Props Ltd
Cenizo Partners Ltd
Quit Claim Deed
related
—
Nov 17, 2004
—
Cenizo Partners Ltd
Cenizo Flats Ltd
Quit Claim Deed
related
$7,670,379 · Federal Home Loan Mortgage Cor
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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