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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Sports & entertainment properties
322 Sonterra Blvd San Antonio, TX 78258-3964
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US82-3875899
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
2003
Total area
10,041 SF
Lot
2.62 ac (114,171 SF)
APN
17606-006-0030
UPID
US82-3875899
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
-
Neurology Associets Physician Medical Clinic
-
LeafSpring School at Sonterra Daycare Center
-
The Village at San Antonio Tutoring Service Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$435k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$661k
Blend (final)
Blend
$550k
Owner & transaction history
G Farmer & Partners LP · 8 yrs held
G Farmer & Partners LP
since 2017
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$695,000
+67.9%
Office building
$665,000
+60.8%
Apartment house (5+ units)
$645,000
+56.1%
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
$435,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$415,000
Current use
MEDICAL BUILDING
$695,000
Change: +68% · Conversion: Difficult
OFFICE BUILDING
$665,000
Change: +61% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$645,000
Change: +56% · Conversion: Difficult
WAREHOUSE, STORAGE
$590,000
Change: +43% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$55 / 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
$91,760
Tax year 2023
Assessed value
$3,997,430
Assessed 2023
Previous assessed
$3,997,430
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$2,049,420
Assessed improvement
$1,948,010
Land market value
$2,049,420
Improvement market value
$1,948,010
Total market value
$3,997,430
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
2003
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
1
Total area
10,041 SF
Lot
2.62 ac (114,171 SF)
APN
17606-006-0030
UPID
US82-3875899
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$415,000
MEDICAL BUILDING
Est. value
$695,000
OFFICE BUILDING
Est. value
$665,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$645,000
WAREHOUSE, STORAGE
Est. value
$590,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
MEDICAL BUILDING
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
2003
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Lot
2.62 ac
Current owner
From public records · entity-resolved
G Farmer & Partners LP
Entity
Mailing address
322 E SONTERRA BLVD, SAN ANTONIO, TX 78258-3964
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2017
—
G Farmer & Partners LP
—
Deed
related
$4,080,000 · Amegy Bk
—
—
G Farmer
—
Deed Of Trust
related
$3,300,000 · Sterling Bank
—
—
G Farmer
—
Deed Of Trust
related
$923,000 · San Antonio Local Dev Co INC
—
—
G Farmer & Partners LP
—
Deed Of Trust
related
$2,715,000 · Amegy Bk
—
—
G Farmer & Partners LP
—
Deed Of Trust
related
$4,080,000 · Amegy Bk
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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