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Property profile & analytics
OFF-MARKET
Estimated value
$9,460,000
Office Spaces
3846 Medical Dr San Antonio, TX 78229-2461
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US83-4055371
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1999
Total area
89,100 SF
Lot
5.06 ac (220,501 SF)
APN
16353-002-0070
UPID
US83-4055371
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
-
WW Grainger Corporate Office
-
Fountainhead Park II Medical Clinic
-
CaptionCall Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.11M
Blend (final)
Blend
$9.46M
Owner & transaction history
Serac Fountainhead San Antonio Owne · 5 yrs held
Serac Fountainhead San Antonio Owne
since 2020
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.8M
+24.7%
Auto repair, garage
$10.6M
+22.0%
Retail stores
$10.1M
+16.7%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$8,685,000
Current use
RESTAURANT
$10,830,000
Change: +25% · Conversion: Difficult
AUTO REPAIR, GARAGE
$10,590,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$10,130,000
Change: +17% · Conversion: Easy
MEDICAL BUILDING
$9,050,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$9.46M
Range $8.51M – $10.41M · ±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
$106 / 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
$365,171
Tax year 2023
Assessed value
$15,900,000
Assessed 2023
Previous assessed
$15,900,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$2,213,830
Assessed improvement
$13,686,170
Land market value
$2,213,830
Improvement market value
$13,686,170
Total market value
$15,900,000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1999
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
89,100 SF
Lot
5.06 ac (220,501 SF)
APN
16353-002-0070
UPID
US83-4055371
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
$8.7M
RESTAURANT
Est. value
$10.8M
AUTO REPAIR, GARAGE
Est. value
$10.6M
RETAIL STORES
Est. value
$10.1M
MEDICAL BUILDING
Est. value
$9.1M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
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
1999
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
5.06 ac
Current owner
From public records · entity-resolved
Serac Fountainhead San Antonio Owne
Individual
Mailing address
5051 WESTHEIMER RD STE #1700, HOUSTON, TX 77056-5721
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2020
—
Serac Fountainhead San Antonio Owne
Fn Fountainhead LLC
Venders Lien
$27,300,000 · Woodforest National Bank
May 16, 2017
—
Fn Fountainhead LLC
Shorecliffs Investments LLC
Grant Deed
$17,000,000 · Happy Sts Bk
Mar 30, 2011
—
Shorecliffs Investments LLC
—
Deed Of Trust
related
$14,000,000 · Aviva Life & Annuity Co
May 19, 2008
—
Shorecliffs Investments LLC
Nnn Fountainhead LLC
Grant Deed
$12,750,000 · Wachovia Bank NA
Feb 8, 2005
—
Nnn Fountainhead 25 LLC
Nnn Fountainhead LLC
Quit Claim Deed
related
—
Dec 9, 2004
—
Nnn Fountainhead 3 LLC
Nnn Fountainhead LLC
Quit Claim Deed
$18,900,000 · Citigroup Global Markets Realt
Apr 4, 2003
—
Fhop Partners Ltd
Orion Fountainhead One Partner
Grant Deed
related
—
—
—
Fhop Partners Ltd
—
Deed Of Trust
related
—
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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