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Property profile & analytics
OFF-MARKET
Estimated value
$3,400,000
Office Spaces
2821 Guadalupe St San Antonio, TX 78207-6611
Entity Owned
5-yr Hold
Free & Clear
Property ID
US83-3794949
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1988
Total area
17,325 SF
Lot
1.01 ac (43,952 SF)
APN
06495-006-0330
UPID
US83-3794949
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
-
District Parole Office Probation Office County Government Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.42M
Comparable Approach
Comparable
$3.38M
Blend (final)
Blend
$3.40M
Owner & transaction history
Alamshaw Investments LLC · 5 yrs held
Alamshaw Investments LLC
since 2020
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
CAP Approach
CAP Return
Estimation
6%
$3,705,000
6.5%
$3,420,000
7%
$3,175,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,295,000
Current use
RETAIL STORES
$3,160,000
Change: -4% · Conversion: Easy
RESTAURANT
$3,000,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$3.40M
Range $3.06M – $3.74M · ±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
$196 / 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
$49,339
Tax year 2023
Assessed value
$1,900,000
Assessed 2023
Previous assessed
$1,900,000
+0.0% YoY
Effective rate
2.60%
On assessed value
Assessed land
$272,120
Assessed improvement
$1,627,880
Land market value
$272,120
Improvement market value
$1,627,880
Total market value
$1,900,000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1988
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
17,325 SF
Lot
1.01 ac (43,952 SF)
APN
06495-006-0330
UPID
US83-3794949
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
COMMERCIAL (GENERAL) Current
Est. value
$3.3M
RETAIL STORES
Est. value
$3.2M
RESTAURANT
Est. value
$3.0M
COMMERCIAL (GENERAL) Current
RETAIL STORES
RESTAURANT
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
1988
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.01 ac
Current owner
From public records · entity-resolved
Alamshaw Investments LLC
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 680158, SAN ANTONIO, TX 78268-0158
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2020
—
Alamshaw Investments LLC
Herrero Properties LLC
Grant Deed
—
Feb 24, 2020
—
Herrero Properties LLC
November 44 LLC
Warranty Deed
$2,137,500 · Schertz Bk&tr
Feb 17, 2016
—
November 44 LLC
Acharya Investments LLC
Venders Lien
$1,320,000 · Security Bank
Mar 3, 2015
—
Archarya Investments LLC
Fred Zupancic
Special Warranty Deed
$942,500 · Citizens Bank
Nov 29, 2005
—
Fred Zupancic
M & R Real Ents Ltd
Warranty Deed
$604,500 · Lnb Commercial Capital Corp
—
—
M & R Real Enterprises Ltd
—
Deed Of Trust
related
$430,000 · First National Bank
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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