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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Strip malls
3150 Pat Booker Rd Universal City, TX 78148-2726
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US83-1318333
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2018
Total area
7,000 SF
Lot
0.8 ac (35,022 SF)
APN
05047-714-0150
UPID
US83-1318333
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$445k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$743k
Blend (final)
Blend
$595k
Owner & transaction history
Forum Crossing LLC · 8 yrs held
Forum Crossing LLC
since 2018
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$985,000
+82.2%
Retail stores
$870,000
+61.7%
Commercial (general)
$725,000
+34.8%
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 Universal City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Universal City 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
$445,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$540,000
Current use
RESTAURANT
$985,000
Change: +82% · Conversion: Difficult
RETAIL STORES
$870,000
Change: +62% · Conversion: Easy
COMMERCIAL (GENERAL)
$725,000
Change: +35% · Conversion: Easy
AUTO REPAIR, GARAGE
$620,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$590,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$595k
Range $536k – $655k · ±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
$85 / 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
$55,092
Tax year 2023
Assessed value
$2,400,000
Assessed 2023
Previous assessed
$2,400,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$720,060
Assessed improvement
$1,679,940
Land market value
$720,060
Improvement market value
$1,679,940
Total market value
$2,400,000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2018
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
7,000 SF
Lot
0.8 ac (35,022 SF)
APN
05047-714-0150
UPID
US83-1318333
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$540,000
RESTAURANT
Est. value
$985,000
RETAIL STORES
Est. value
$870,000
COMMERCIAL (GENERAL)
Est. value
$725,000
AUTO REPAIR, GARAGE
Est. value
$620,000
MEDICAL BUILDING
Est. value
$590,000
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
RETAIL STORES
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL 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
2018
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
Forum Crossing LLC
Entity
Mailing address
2415 E CAMELBACK RD STE #400, PHOENIX, AZ 85016-9297
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
May 3, 2018
—
Forum Crossing LLC
—
Loan Modification
related
$600,000 · Texas Exchange Bk Ssb
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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