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303 Pearl Pkwy, San Antonio, TX 78215
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Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2011
Total area
43,942 SF
Lot
1 ac (43,691 SF)
APN
14164-001-0110
UPID
US82-5573986
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Structural Engineer
-
Financial Advisor
-
Financial Advisor
-
Financial Advisor
-
Financial Advisor
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.67M
Comparable Approach
Comparable
$6.92M
Blend (final)
Blend
$7.80M
Owner & transaction history
since 2020
1 recorded transaction
Zoning & alternative use
Top alternative use upside
Restaurant
$6.9M
+21.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.80M
Value range
$7.02M – $8.57M
±10% around blend
Estimated value / SF
$177 / SF
Confidence
Property data
88
Comparable evidence
60
$7.02M
blend $7.80M
$8.57M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
43,942 SF
Lot area
1 ac
Year built
2011
Stories
1
APN
14164-001-0110
Assessed value
$13,600,000
Annual tax
$339,020
3
Income approach: direct capitalization
Partial preview
Income approach indication
$8.67M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$9.40M
@ 6.5% CAP return
$8.67M
@ 7% CAP return
$8.05M
4
Sales comparison
Partial preview
Sales approach indication
$6.92M
Range $2.24M – $9.43M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.80M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+21%
vs current-use indication
Commercial (general) · current use
Auto Repair, Garage
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$13.60M
Move the market yield to see immediate price impact.
Value / SF
$309
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$857k
$17.14M
$12.24M
$9.52M
$952k
$19.04M
$13.60M
$10.58M
$1.05M
$20.94M
$14.96M
$11.64M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$339,020
Tax year 2023
Assessed value
$13,600,000
Assessed 2023
Previous assessed
$13,600,000
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$4,927,440
Assessed improvement
$8,672,560
Land market value
$4,927,440
Improvement market value
$8,672,560
Total market value
$13,600,000
Applied tax rate
6.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Status
For Lease
Year built
2011
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
43,942 SF
Lot
1 ac (43,691 SF)
APN
14164-001-0110
UPID
US82-5573986
Jurisdiction
BEXAR
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2011
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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