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Property profile & analytics
OFF-MARKET
Estimated value
$25,990,000
Retail space
3143 Military Dr San Antonio, TX 78223-3987
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US82-3732463
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2005
Total area
130,425 SF
Lot
30.72 ac (1,338,163 SF)
APN
10979-000-0170
UPID
US82-3732463
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
-
Tissey's Treats Bakery Take-out & Catering
-
Ulta Beauty Cosmetic Store
-
Amazon Locker - Demeanor Postal Service Courier Service
-
fi.d.o (Bike/Boat/Book/etc) Store Pet Store & Service
-
Benefit Cosmetics BrowBar Spa & Massage Center Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$26.86M
Comparable Approach
Comparable
$25.12M
Blend (final)
Blend
$25.99M
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
Commercial (general)
$22.3M
+35.7%
Restaurant
$18.5M
+12.4%
Auto repair, garage
$17.0M
+3.8%
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%
$29,100,000
6.5%
$26,860,000
7%
$24,940,000
Alternative Use
Use
Estimation
RETAIL STORES
$16,410,000
Current use
COMMERCIAL (GENERAL)
$22,270,000
Change: +36% · Conversion: Easy
RESTAURANT
$18,450,000
Change: +12% · Conversion: Easy
AUTO REPAIR, GARAGE
$17,025,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$25.99M
Range $23.39M – $28.59M · ±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
$199 / 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
$661,860
Tax year 2023
Assessed value
$26,550,942
Assessed 2023
Previous assessed
$26,550,942
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$9,986,710
Assessed improvement
$16,564,232
Land market value
$9,986,710
Improvement market value
$16,564,232
Total market value
$26,550,942
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2005
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
1
Total area
130,425 SF
Lot
30.72 ac (1,338,163 SF)
APN
10979-000-0170
UPID
US82-3732463
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
RETAIL STORES Current
Est. value
$16.4M
COMMERCIAL (GENERAL)
Est. value
$22.3M
RESTAURANT
Est. value
$18.5M
AUTO REPAIR, GARAGE
Est. value
$17.0M
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
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
Buildings
2
Lot
30.72 ac
Current owner
From public records · entity-resolved
Ulta Salon Cosmetics & Fragrance In
Individual
Free & Clear · 3 yrs held
Mailing address
1000 W REMINGTON BLVD STE #120, BOLINGBROOK, IL 60440-4708
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 8, 2019
—
Sfraid Brooks Corner Holding L
Mb San Antonio Brooks LP
Grant Deed
$17,250,000 · Miscellaneous Ins Co
—
—
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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