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Property profile & analytics
OFF-MARKET
Estimated value
$10,165,000
Office Spaces
5430 Fredericksburg Rd San Antonio, TX 78229-3539
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-0507976
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1981
Total area
97,200 SF
Lot
5.61 ac (244,372 SF)
APN
11624-000-0223
UPID
US82-0507976
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
-
Quest College Business School Trade School
-
Innovative Clinical Trials Medical Clinic
-
Clinical Studies Medical Clinic
-
Heart & Vascular Institute of Texas Medical Clinic
-
Eduardo Pollono, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.63M
Blend (final)
Blend
$10.17M
Owner & transaction history
Velocis Legacy LP · 9 yrs held
Velocis Legacy LP
since 2017
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.8M
+24.7%
Auto repair, garage
$11.6M
+22.0%
Retail stores
$11.1M
+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)
$9,470,000
Current use
RESTAURANT
$11,815,000
Change: +25% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,555,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$11,050,000
Change: +17% · Conversion: Easy
MEDICAL BUILDING
$9,870,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$10.17M
Range $9.15M – $11.18M · ±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
$105 / 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
$384,006
Tax year 2023
Assessed value
$16,720,092
Assessed 2023
Previous assessed
$16,720,092
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$2,165,140
Assessed improvement
$14,554,952
Land market value
$2,165,140
Improvement market value
$14,554,952
Total market value
$16,720,092
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
1981
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
97,200 SF
Lot
5.61 ac (244,372 SF)
APN
11624-000-0223
UPID
US82-0507976
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
$9.5M
RESTAURANT
Est. value
$11.8M
AUTO REPAIR, GARAGE
Est. value
$11.6M
RETAIL STORES
Est. value
$11.1M
MEDICAL BUILDING
Est. value
$9.9M
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
1981
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
5.61 ac
Current owner
From public records · entity-resolved
Velocis Legacy LP
Entity
Mailing address
5910 N CENTRAL EXPY STE #1360, DALLAS, TX 75206-5144
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
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 11, 2017
—
Velocis Legacy LP
Mjr-sa Legacy Oaks LLC
Grant Deed
$21,560,000 · Bank Of Tx
May 3, 2011
$15,521,806
Jp Morgan Chase Bk
Tran,tai
Trustees Deed
related
—
Feb 7, 2007
—
Block-san Antonio I Next
Brass Mockingbird Income Fund
Grant Deed
related
—
Nov 12, 2004
—
Brass Mockingbird Income Fund
Rscpf Fredricksburg
Grant Deed
related
$11,200,000 · Gmac Comm'l Mtg Bk
—
—
Mjr-sa Legacy Oaks LLC
—
Loan Modification
related
$14,522,000 · Jp Morgan Chase Bk
—
—
Block-san Antonio I Next
—
Deed Of Trust
related
$15,874,000 · J P Morgan Chase Bank
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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