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Property profile & analytics
OFF-MARKET
Estimated value
$845,000
Garden apartment buildings
807 Flame Cir San Antonio, TX 78221-2410
Entity Owned
~
Est. High Equity
Property ID
US82-0951444
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1965
Total area
8,124 SF
Lot
6.46 ac (281,180 SF)
APN
12953-001-0040
UPID
US82-0951444
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
-
Hidden Village Apartments Apartment Building Apartment Complex
-
The Aliso Apartment Complex
-
Mobile Pursuit Auto Repair Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$765k
Blend (final)
Blend
$845k
Owner & transaction history
Leuven Aliso LLC
Leuven Aliso LLC
since 2025
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+101.9%
Retail stores
$1.1M
+86.2%
Auto repair, garage
$1.1M
+86.0%
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
APARTMENT HOUSE (5+ UNITS)
$590,000
Current use
RESTAURANT
$1,190,000
Change: +102% · Conversion: Difficult
RETAIL STORES
$1,095,000
Change: +86% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,095,000
Change: +86% · Conversion: Difficult
MEDICAL BUILDING
$670,000
Change: +14% · Conversion: Moderate
WAREHOUSE, STORAGE
$660,000
Change: +12% · Conversion: Difficult
OFFICE BUILDING
$540,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$845k
Range $761k – $930k · ±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
$104 / 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
$223,882
Tax year 2023
Assessed value
$8,805,661
Assessed 2023
Previous assessed
$8,805,661
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$989,750
Assessed improvement
$7,815,911
Land market value
$989,750
Improvement market value
$7,815,911
Total market value
$8,805,661
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
1965
Heating
CENTRAL
Cooling
YES
Buildings
15
Stories
1
Total area
8,124 SF
Lot
6.46 ac (281,180 SF)
APN
12953-001-0040
UPID
US82-0951444
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
$590,000
RESTAURANT
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$670,000
WAREHOUSE, STORAGE
Est. value
$660,000
OFFICE BUILDING
Est. value
$540,000
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
OFFICE 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
1965
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
15
Lot
6.46 ac
Current owner
From public records · entity-resolved
Leuven Aliso LLC
Entity
Mailing address
254 DONELLA DR, SAN ANTONIO, TX 78232-1302
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 26, 2025
—
Leuven Aliso LLC
807 Flame Circle Property Owner LLC
Special Warranty Deed
$16,189,650 · The Bancorp Bank
Dec 30, 2021
—
807 Flame Circle Property Owner LLC
Terravista Partners Hidden Village
Venders Lien
$12,964,000 · The Bancorp Bank
—
—
Terravista Partners-hidden Vil
—
Deed Of Trust
related
$5,911,000 · Dougherty Mortgage LLC
—
—
Terravista Ptrs-hidden Village
—
Deed Of Trust
related
$5,265,500 · La Jolla Bank
—
—
Terravista Ptrs-hidden Village
—
Deed Of Trust
related
$4,550,000 · La Jolla 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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