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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Strip malls
6634 Binz Engleman Rd, Converse, TX 78109-1078
Individually Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-2842505
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2008
Total area
13,696 SF
Lot
1.28 ac (55,757 SF)
APN
05091-100-0310
UPID
US82-2842505
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
$600k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$930k
Blend (final)
Blend
$765k
Owner & transaction history
Presto-nova II Ltd · 9 yrs held
Presto-nova II Ltd
since 2016
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.2M
+37.2%
Auto repair, garage
$1.1M
+28.0%
Retail stores
$1.0M
+24.8%
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 Converse submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Converse 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
$600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$840,000
Current use
MEDICAL BUILDING
$1,150,000
Change: +37% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,075,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$1,045,000
Change: +25% · Conversion: Easy
WAREHOUSE, STORAGE
$1,045,000
Change: +25% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$720,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$765k
Range $689k – $842k · ±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
$56 / 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
$64,129
Tax year 2023
Assessed value
$3,400,000
Assessed 2023
Previous assessed
$3,400,000
+0.0% YoY
Effective rate
1.89%
On assessed value
Assessed land
$754,950
Assessed improvement
$2,645,050
Land market value
$754,950
Improvement market value
$2,645,050
Total market value
$3,400,000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2008
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
13,696 SF
Lot
1.28 ac (55,757 SF)
APN
05091-100-0310
UPID
US82-2842505
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$840,000
MEDICAL BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$720,000
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
APARTMENT HOUSE (5+ UNITS)
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
Lot
1.28 ac
Current owner
From public records · entity-resolved
Presto-nova II Ltd
Individual
Mailing address
6808 WW AVE, SAN ANTONIO, TX 78213-1817
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2016
—
Presto-nova II Ltd
—
Deed
related
$1,875,000 · Miscellaneous Ins Co
May 17, 2010
—
Presto-nova II Ltd
—
Trustees Deed
related
$1,675,180 · Wells Fargo Bank
Jun 22, 2009
—
Presto-nova II Ltd
—
Trustees Deed
related
$1,560,000 · Wells Fargo Bank
Dec 28, 2006
—
Presto-nova II Ltd
—
Trustees Deed
related
$1,675,180 · Wells Fargo Bank
—
—
Presto-nova II Ltd
—
Deed Of Trust
related
$1,675,180 · International Bank Of Commerce
—
—
Presto-nova II Ltd
—
Deed Of Trust
related
$1,675,180 · Wells Fargo Bank
—
—
Presto-nova II Ltd
—
Deed Of Trust
related
$1,875,000 · Miscellaneous Ins Co
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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