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Property profile & analytics
OFF-MARKET
Garden apartment buildings
4032 Southcross Blvd San Antonio, TX 78222-3667
Entity Owned
14-yr Hold
Absentee Owner
Free & Clear
Property ID
US82-2696986
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1972
Total area
4,200 SF
Lot
17.75 ac (773,321 SF)
APN
10838-000-0091
UPID
US82-2696986
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
-
Pecan valley Home Help
-
jon's computer tech Computer & Electronic Repair
-
Imogene bridal Clothing & Fashion Store
-
Changing the future outcome Physician
-
Reserves At Pecan Valley Apartment Complex Apartments
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Sbc 2011-1 Reo 104989 LLC · 14 yrs held
Sbc 2011-1 Reo 104989 LLC
since 2012
5 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$379,780
Tax year 2023
Assessed value
$17,500,000
Assessed 2023
Previous assessed
$17,500,000
+0.0% YoY
Effective rate
2.17%
On assessed value
Assessed land
$1,902,380
Assessed improvement
$15,597,620
Land market value
$1,902,380
Improvement market value
$15,597,620
Total market value
$17,500,000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1972
Heating
CENTRAL
Cooling
YES
Buildings
40
Stories
1
Total area
4,200 SF
Lot
17.75 ac (773,321 SF)
APN
10838-000-0091
UPID
US82-2696986
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
Building & site characteristics
From public records
Year built
1972
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
40
Lot
17.75 ac
Current owner
From public records · entity-resolved
Sbc 2011-1 Reo 104989 LLC
Entity
Free & Clear · 14 yrs held
Mailing address
5515 N FRANCISCO AVE, CHICAGO, IL 60625-3909
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
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
Aug 6, 2021
—
4032 Southcross LLC
—
Deed
related
$12,000,000 · First Foundation Bank
Nov 22, 2016
—
4032 Southcross LLC
—
Deed
related
$20,000,000 · Northern Tr
May 4, 2012
—
Sbc 2011-1 Reo 104989 LLC
Sbc 2011-1 Reo LLC
Quit Claim Deed
—
Dec 8, 2011
—
Sbc 2011-1 Reo LLC
Amtax Holdings 665 LLC
Grant Deed
—
—
—
4032 Southcross LLC
—
Deed Of Trust
related
$20,000,000 · Northern Tr
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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