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Property profile & analytics
OFF-MARKET
Estimated value
$1,415,000
Office Spaces
3503 Paesanos Pkwy Shavano Park, TX 78231-1225
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US82-2549536
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2009
Total area
26,758 SF
Lot
1.99 ac (86,684 SF)
APN
04782-525-2022
UPID
US82-2549536
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
$925k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.90M
Blend (final)
Blend
$1.42M
Owner & transaction history
Fkgj Ltd LLC · 2 yrs held
Fkgj Ltd LLC
since 2023
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Shavano Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Shavano Park 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
$925,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,220,000
Current use
MEDICAL BUILDING
$2,215,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$1.42M
Range $1.27M – $1.56M · ±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
$53 / 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
$120,468
Tax year 2023
Assessed value
$5,839,940
Assessed 2023
Previous assessed
$5,839,940
+0.0% YoY
Effective rate
2.06%
On assessed value
Assessed land
$1,371,350
Assessed improvement
$4,468,590
Land market value
$1,371,350
Improvement market value
$4,468,590
Total market value
$5,839,940
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2009
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
26,758 SF
Lot
1.99 ac (86,684 SF)
APN
04782-525-2022
UPID
US82-2549536
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
COMMERCIAL (GENERAL) Current
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.2M
COMMERCIAL (GENERAL) Current
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
2009
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.99 ac
Current owner
From public records · entity-resolved
Fkgj Ltd LLC
Entity
Mailing address
16607 N BLANCO RD W STE #1505, SAN ANTONIO, TX 78232-1945
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2023
—
Fkgj Ltd LLC
Paesanos 2021 Building LLC
Special Warranty Deed
$5,681,825 · Encore Bank NA
Feb 28, 2023
—
Paesanos 2021 Building LLC
Alamo Capital Investments LLC
Venders Lien
$5,665,000 · First American Bank
Jun 29, 2012
—
Mtg Leasing Affiliate Crockett
Mh Shavano Oaks Office Park II
Warranty Deed
$1,300,000 · Citizens State Bank
Jul 21, 2009
—
Mh Shavano Oaks Office Park II
—
Trustees Deed
related
$2,800,000 · Texas Capital Bank NA
Mar 11, 2009
—
Mh Shavano Oaks Office Park II
Davis Shavano I Ltd
Grant Deed
—
Sep 22, 2008
—
Davis Shavano I Ltd
—
Trustees Deed
related
$483,080 · Compass Bank
—
—
Diepenhorst,daniel P
—
Loan Modification
related
$1,300,000 · Citizens St Bk
—
—
Sigman,joshua P
—
Loan Modification
related
$1,193,893 · Citizens St Bk
—
—
Joshua P Sigman
—
Deed Of Trust
related
$1,300,000 · Citizens State Bank
—
—
Daniel P Diepenhorst
—
Deed Of Trust
related
$1,300,000 · Citizens State Bank
—
—
Mh Shavano Oaks Office Park II
—
Deed Of Trust
related
$2,800,000 · Texas Capital Bank NA
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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