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Property profile & analytics
OFF-MARKET
Estimated value
$1,290,000
Garden apartment buildings
4114 Medical Dr San Antonio, TX 78229-5607
Entity Owned
5-yr Hold
Free & Clear
Property ID
US82-0492616
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1995
Total area
26,788 SF
Lot
25.7 ac (1,119,318 SF)
APN
16946-001-0350
UPID
US82-0492616
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
-
Kore Solar Screens Electronics & Wireless Store Mobile Phone Store
-
Preston Peak Real Estate Agency
-
Kalyani home foods Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.57M
Blend (final)
Blend
$1.29M
Owner & transaction history
Spus9 Preston Peak LP · 5 yrs held
Spus9 Preston Peak LP
since 2021
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.8M
+48.5%
Warehouse, storage
$1.6M
+31.9%
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
$1,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,195,000
Current use
OFFICE BUILDING
$1,775,000
Change: +48% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,580,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$1.29M
Range $1.16M – $1.42M · ±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
$48 / 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
$1,871,789
Tax year 2023
Assessed value
$81,500,000
Assessed 2023
Previous assessed
$81,500,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$7,186,020
Assessed improvement
$74,313,980
Land market value
$7,186,020
Improvement market value
$74,313,980
Total market value
$81,500,000
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
1995
Heating
CENTRAL
Cooling
YES
Buildings
13
Stories
1
Total area
26,788 SF
Lot
25.7 ac (1,119,318 SF)
APN
16946-001-0350
UPID
US82-0492616
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
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
1995
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
13
Lot
25.7 ac
Current owner
From public records · entity-resolved
Spus9 Preston Peak LP
Entity
Free & Clear · 5 yrs held
Mailing address
601 S FIGUEROA ST STE, LOS ANGELES, CA 90017-5704
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2021
—
Spus9 Preston Peak LP
—
Deed
related
$56,000,000 · Forethought Life Insurance Company
Jun 2, 2021
—
Spus9 Preston Peak LP
Promontory Ponte Apartments LP
Special Warranty Deed
—
Feb 11, 2015
—
Promontory Pointe Apartments L
Adveniratpromontory LLC
Quit Claim Deed
$39,509,105 · Citibank NA #2011-k16 (ce)
Apr 20, 2007
—
Advenir Promontory LLC
Metra United Promontory
Quit Claim Deed
$26,764,466 · Regency Savings Bank
Sep 13, 2002
—
Metra United Promontory LP
Metra United Partners LLC
Quit Claim Deed
related
$27,832,461 · Bank Of America
—
—
Adveniratpromontory LLC
—
Deed Of Trust
related
$39,761,000 · Cbre Capital Markets INC
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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