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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Garden apartment buildings
5534 Fredericksburg Rd San Antonio, TX 78229-6100
Entity Owned
~
Est. High Equity
Property ID
US82-2136304
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1970
Total area
4,395 SF
Lot
4.79 ac (208,827 SF)
APN
11623-000-0370
UPID
US82-2136304
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
-
Arcos Apartment Complex
-
Arcos Apartments Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$655k
CAP Approach
CAP
$690k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$675k
Owner & transaction history
Boardwalk Arcos LLC
Boardwalk Arcos LLC
since 2025
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$520,000
+166.1%
Retail stores
$500,000
+154.5%
Medical building
$445,000
+127.3%
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
$655,000
CAP Approach
CAP Return
Estimation
6%
$750,000
6.5%
$690,000
7%
$640,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$520,000
Change: +166% · Conversion: Difficult
RETAIL STORES
$500,000
Change: +155% · Conversion: Difficult
MEDICAL BUILDING
$445,000
Change: +127% · Conversion: Moderate
COMMERCIAL (GENERAL)
$430,000
Change: +118% · Conversion: Moderate
Blend value · Realmo final
$675k
Range $608k – $743k · ±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
$154 / 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
$246,504
Tax year 2023
Assessed value
$10,733,080
Assessed 2023
Previous assessed
$10,733,080
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$1,300,990
Assessed improvement
$9,432,090
Land market value
$1,300,990
Improvement market value
$9,432,090
Total market value
$10,733,080
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
1970
Heating
CENTRAL
Cooling
YES
Buildings
11
Stories
1
Total area
4,395 SF
Lot
4.79 ac (208,827 SF)
APN
11623-000-0370
UPID
US82-2136304
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
$520,000
RETAIL STORES
Est. value
$500,000
MEDICAL BUILDING
Est. value
$445,000
COMMERCIAL (GENERAL)
Est. value
$430,000
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1970
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
11
Lot
4.79 ac
Current owner
From public records · entity-resolved
Boardwalk Arcos LLC
Entity
Mailing address
PO BOX 691105, SAN ANTONIO, TX 78269-1105
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 6, 2025
—
Boardwalk Arcos LLC
Arcos Apartments Owner LLC
Special Warranty Deed
—
May 6, 2025
$8,900,000
Arcos Apartments Owner LLC
Arcos Tim LLC
Trust Deed
related
—
Feb 28, 2022
—
Arcos Ttm LLC
Sa 11 Arcos Owner LLC
Special Warranty Deed
$10,100,000 · Arbor Realty SR LLC
Nov 30, 2018
—
Sa 11 Arcos Owner LLC
5534 Fredericksburg LLC
Grant Deed
—
Aug 19, 2016
—
5534 Fredericksburg LLC
San Antonio M3-02 LLC
Grant Deed
—
Feb 16, 2011
—
San Antonio M3-02 LLC
Chambers-fred Acquisition II L
Grant Deed
$2,000,000 · M3 Fund #1 Holdings LLC
Aug 1, 2007
—
Acquisition Chambers-fred II
Montebello Apartments
Grant Deed
—
—
—
San Antonio M3-02 LLC
—
Deed Of Trust
related
$2,100,000 · Dougherty Mortgage LLC
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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