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Property profile & analytics
OFF-MARKET
Estimated value
$1,190,000
Garden apartment buildings
462 Utopia Ln San Antonio, TX 78223-3868
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US82-2868222
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1964
Total area
23,040 SF
Lot
2.88 ac (125,322 SF)
APN
10978-000-0240
UPID
US82-2868222
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
-
Spanish Crest Apartments Apartment Building
-
Guadalupe Caballero Apartment Building
-
SGC Open Roofing General Contractor
-
Proxity sensors Event Planning
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$980k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.40M
Blend (final)
Blend
$1.19M
Owner & transaction history
Utopia Redevelopment LLC · 6 yrs held
Utopia Redevelopment LLC
since 2020
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
Method
Estimation
Statistic approach
by Request
ML approach
$980,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,905,000
Change: -8% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,890,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$1.19M
Range $1.07M – $1.31M · ±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
$52 / 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
$89,342
Tax year 2023
Assessed value
$3,584,000
Assessed 2023
Previous assessed
$3,584,000
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$690,400
Assessed improvement
$2,893,600
Land market value
$690,400
Improvement market value
$2,893,600
Total market value
$3,584,000
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
1964
Heating
CENTRAL
Cooling
YES
Buildings
4
Stories
1
Total area
23,040 SF
Lot
2.88 ac (125,322 SF)
APN
10978-000-0240
UPID
US82-2868222
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
MEDICAL BUILDING
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.9M
MEDICAL 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
1964
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
4
Lot
2.88 ac
Current owner
From public records · entity-resolved
Utopia Redevelopment LLC
Entity
Mailing address
16475 DALLAS PKWY STE #550, ADDISON, TX 75001-6253
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2020
—
Utopia Redevelopment LLC
444 Utopia Lane LLC
Quit Claim Deed
$9,782,650 · American Bk/commerce
Jun 30, 2017
—
444 Utopia Lane LLC
—
Grant Deed
related
$5,500,000 · Vantage Bk Tx NA
Dec 26, 2013
—
444 Utopia Lane LLC
Encinal Apartment Investors LLC
Venders Lien
$3,750,000 · Mercy Loan Fund
Aug 6, 2013
$4,687,500
Encinal Apartment Invtrs LLC
Zimmerer Michael S
Trustees Deed
$3,750,000 · Mercy Loan Fund
—
—
Alternative Hsng C San Antonio
—
Deed Of Trust
related
$4,365,000 · Mercy Loan Fund
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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