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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Office Spaces
4400 Horizon Hl Blvd San Antonio, TX 78229-2232
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US83-4003311
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1984
Total area
2,966 SF
Lot
22.97 ac (1,000,530 SF)
APN
16353-002-0021
UPID
US83-4003311
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
-
Leaf and Property Cleanup Lawn Care Landscaping
-
Top Notch Wood Services, LLC HVAC Service General Contractor
-
Fountainhead Real Estate Agency
-
Green Collar insulation General Contractor Renovation Specialist
-
Alliance Residential Company - San Antonio Property Management Company Real Estate Developer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$585k
Comparable Approach
Comparable
$532k
Blend (final)
Blend
$560k
Owner & transaction history
Fountainhead Realty LP · 20 yrs held
Fountainhead Realty LP
since 2006
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$355,000
+22.0%
Retail stores
$335,000
+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%
$635,000
6.5%
$585,000
7%
$545,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$355,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$335,000
Change: +17% · Conversion: Easy
Blend value · Realmo final
$560k
Range $504k – $616k · ±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
$189 / 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
$1,423,938
Tax year 2023
Assessed value
$62,000,000
Assessed 2023
Previous assessed
$62,000,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$6,423,400
Assessed improvement
$55,576,600
Land market value
$6,423,400
Improvement market value
$55,576,600
Total market value
$62,000,000
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
1984
Heating
CENTRAL
Cooling
YES
Buildings
20
Stories
1
Total area
2,966 SF
Lot
22.97 ac (1,000,530 SF)
APN
16353-002-0021
UPID
US83-4003311
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
AUTO REPAIR, GARAGE
Est. value
$355,000
RETAIL STORES
Est. value
$335,000
AUTO REPAIR, GARAGE
RETAIL STORES
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
1984
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
20
Lot
22.97 ac
Current owner
From public records · entity-resolved
Fountainhead Realty LP
Entity
Mailing address
1525 LOCUST ST STE #1301, PHILADELPHIA, PA 19102-3711
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 9, 2016
—
Fountainhead Realty LP
—
Deed
related
$38,639,000 · Berkeley Point Cap
Mar 22, 2006
—
Fountainhead Realty LP
Eqr Bond Partnership
Special Warranty Deed
—
—
—
Fountainhead Realty LP
—
Deed Of Trust
related
$38,639,000 · Berkeley Point Cap
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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