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Property profile & analytics
OFF-MARKET
Estimated value
$1,390,000
Warehouses
311 Spencer Ln, San Antonio, TX 78201-2233
Individually Owned
14-yr Hold
~
Est. High Equity
Property ID
US82-2129322
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1971
Total area
12,528 SF
Lot
0.67 ac (29,372 SF)
APN
11681-000-0420
UPID
US82-2129322
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
-
Floor Depot Carpet & Flooring Store Hardware & Home Improvement
-
San Antonio Shaolin Kung Fu Training Center Sports School
-
Good Spirit Tai Chi Chuan Training Center Sports School
-
Martial Arts Wellness Group Gym & Fitness Center
-
Kenseido Martial Arts Training Center Sports School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.34M
Comparable Approach
Comparable
$1.44M
Blend (final)
Blend
$1.39M
Owner & transaction history
Robert G Henry JR. · 14 yrs held
Robert G Henry JR.
since 2012
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.1M
+116.5%
Restaurant
$2.0M
+99.8%
Retail stores
$1.6M
+66.5%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,450,000
6.5%
$1,340,000
7%
$1,245,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$975,000
Current use
COMMERCIAL (GENERAL)
$2,110,000
Change: +117% · Conversion: Difficult
RESTAURANT
$1,950,000
Change: +100% · Conversion: Difficult
RETAIL STORES
$1,625,000
Change: +66% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,470,000
Change: +51% · Conversion: Easy
MEDICAL BUILDING
$1,035,000
Change: +6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$935,000
Change: -4% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$845,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$1.39M
Range $1.25M – $1.53M · ±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
$111 / 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
$40,946
Tax year 2023
Assessed value
$1,703,080
Assessed 2024
Previous assessed
$1,703,080
+0.0% YoY
Effective rate
2.40%
On assessed value
Assessed land
$402,100
Assessed improvement
$1,300,980
Land market value
$402,100
Improvement market value
$1,300,980
Total market value
$1,703,080
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1971
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
12,528 SF
Lot
0.67 ac (29,372 SF)
APN
11681-000-0420
UPID
US82-2129322
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
WAREHOUSE, STORAGE Current
Est. value
$975,000
COMMERCIAL (GENERAL)
Est. value
$2.1M
RESTAURANT
Est. value
$2.0M
RETAIL STORES
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$935,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$845,000
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
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
1971
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.67 ac
Current owner
From public records · entity-resolved
Robert G Henry JR.
Individual
Mailing address
311 SPENCER LN, SAN ANTONIO, TX 78201-2233
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 26, 2012
—
Robert G Henry JR.
Boeke Gloria Trust
Grant Deed
$1,350,000 · Compass 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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