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Property profile & analytics
OFF-MARKET
Estimated value
$860,000
Garden apartment buildings
6201 Grissom Rd, Leon Valley, TX 78238-2209
Entity Owned
14-yr Hold
Absentee Owner
Free & Clear
Property ID
US82-2962983
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2008
Total area
12,840 SF
Lot
8.1 ac (353,010 SF)
APN
05784-203-0680
UPID
US82-2962983
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$860k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$858k
Blend (final)
Blend
$860k
Owner & transaction history
Valencia Lofts LLC · 14 yrs held
Valencia Lofts LLC
since 2011
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+93.5%
Office building
$850,000
+55.2%
Commercial (general)
$830,000
+50.9%
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 Leon Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leon Valley 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
$860,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$550,000
Current use
MEDICAL BUILDING
$1,060,000
Change: +94% · Conversion: Moderate
OFFICE BUILDING
$850,000
Change: +55% · Conversion: Moderate
COMMERCIAL (GENERAL)
$830,000
Change: +51% · Conversion: Moderate
AUTO REPAIR, GARAGE
$745,000
Change: +36% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$575,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$560,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$860k
Range $774k – $946k · ±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
$67 / 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
$379,138
Tax year 2023
Assessed value
$16,927,130
Assessed 2023
Previous assessed
$16,927,130
+0.0% YoY
Effective rate
2.24%
On assessed value
Assessed land
$1,479,110
Assessed improvement
$15,448,020
Land market value
$1,479,110
Improvement market value
$15,448,020
Total market value
$16,927,130
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
2008
Heating
CENTRAL
Cooling
YES
Buildings
6
Stories
1
Total area
12,840 SF
Lot
8.1 ac (353,010 SF)
APN
05784-203-0680
UPID
US82-2962983
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
$550,000
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING
Est. value
$850,000
COMMERCIAL (GENERAL)
Est. value
$830,000
AUTO REPAIR, GARAGE
Est. value
$745,000
INDUSTRIAL (GENERAL)
Est. value
$575,000
RETAIL STORES
Est. value
$560,000
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
2008
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
6
Lot
8.1 ac
Current owner
From public records · entity-resolved
Valencia Lofts LLC
Entity
Free & Clear · 14 yrs held
Mailing address
514 EL PASO ST, SAN ANTONIO, TX 78207-5006
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
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
Apr 30, 2020
—
Barcelona Lofts LLC
—
Deed
related
$10,335,000 · Cbre Multifamily Cap
Jul 10, 2019
—
Valencia Lofts LLC
—
Deed
related
$839,600 · Lee Fndg Corp
Sep 13, 2011
—
Valencia Lofts LLC
Barcelona Lofts LLC
Warranty Deed
related
—
—
—
Barcelona Lofts LLC
—
Deed Of Trust
related
$10,335,000 · Cbre Multifamily Cap
—
—
Barcelona Lofts LLC
—
Deed Of Trust
related
$8,320,000 · Cbre Multifamily 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.
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