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Property profile & analytics
OFF-MARKET
Estimated value
$1,010,000
Warehouses
3131 Military Dr San Antonio, TX 78223-3813
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-2869906
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2005
Total area
9,970 SF
Lot
1.83 ac (79,832 SF)
APN
10979-000-0230
UPID
US82-2869906
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
-
Peter Piper Pizza Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.07M
Comparable Approach
Comparable
$950k
Blend (final)
Blend
$1.01M
Owner & transaction history
Ulta Salon Cosmetics & Fragrance In · 3 yrs held
Ulta Salon Cosmetics & Fragrance In
since 2023
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+72.6%
Auto repair, garage
$1.3M
+59.3%
Retail stores
$1.3M
+53.5%
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%
$1,155,000
6.5%
$1,065,000
7%
$990,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$815,000
Current use
RESTAURANT
$1,410,000
Change: +73% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,300,000
Change: +59% · Conversion: Easy
RETAIL STORES
$1,255,000
Change: +53% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$895,000
Change: +10% · Conversion: Difficult
MEDICAL BUILDING
$825,000
Change: +1% · Conversion: Difficult
OFFICE BUILDING
$660,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.01M
Range $909k – $1.11M · ±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
$101 / 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
$73,894
Tax year 2023
Assessed value
$2,964,287
Assessed 2024
Previous assessed
$2,964,287
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$1,984,630
Assessed improvement
$979,657
Land market value
$1,984,630
Improvement market value
$979,657
Total market value
$2,964,287
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
2005
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
9,970 SF
Lot
1.83 ac (79,832 SF)
APN
10979-000-0230
UPID
US82-2869906
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
$815,000
RESTAURANT
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$895,000
MEDICAL BUILDING
Est. value
$825,000
OFFICE BUILDING
Est. value
$660,000
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
OFFICE BUILDING
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
2005
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.83 ac
Current owner
From public records · entity-resolved
Ulta Salon Cosmetics & Fragrance In
Individual
Mailing address
500 W 5TH ST STE #700, AUSTIN, TX 78701-3833
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2023
—
Ulta Salon Cosmetics & Fragrance In
Reg Sa Brooks Corner Property Owner
Lease
—
Jun 21, 2022
—
Reg Sa Brooks Corner Property Owner
Sfraid Brooks Corner Holding LLC
Special Warranty Deed
$23,625,000 · Rga Americas Investments LLC
Apr 9, 2019
—
Sfraid Brooks Corner Holding L
—
Grant Deed
related
$17,250,000 · Miscellaneous Ins Co
Jun 6, 2011
—
Mb San Antonio Brooks LP
—
Deed Of Trust
related
$14,275,800 · J P Morgan Chase 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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