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Property profile & analytics
OFF-MARKET
Estimated value
$2,750,000
Retail space
820 Rector St San Antonio, TX 78216-4204
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US83-3916898
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1996
Total area
69,716 SF
Lot
6.59 ac (286,930 SF)
APN
11960-006-0360
UPID
US83-3916898
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.75M
Owner & transaction history
Re Pecan LLC · 8 yrs held
Re Pecan LLC
since 2018
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.5M
+28.4%
Apartment house (5+ units)
$4.0M
+13.4%
Warehouse, storage
$3.6M
+2.2%
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
RETAIL STORES
$3,490,000
Current use
AUTO REPAIR, GARAGE
$4,480,000
Change: +28% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,955,000
Change: +13% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,565,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$2.75M
Range $2.48M – $3.03M · ±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
$39 / 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
$306,383
Tax year 2023
Assessed value
$13,607,500
Assessed 2023
Previous assessed
$13,607,500
+0.0% YoY
Effective rate
2.25%
On assessed value
Assessed land
$3,256,650
Assessed improvement
$10,350,850
Land market value
$3,256,650
Improvement market value
$10,350,850
Total market value
$13,607,500
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1996
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
69,716 SF
Lot
6.59 ac (286,930 SF)
APN
11960-006-0360
UPID
US83-3916898
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
RETAIL STORES Current
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$4.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.0M
WAREHOUSE, STORAGE
Est. value
$3.6M
RETAIL STORES Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1996
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
6.59 ac
Current owner
From public records · entity-resolved
Re Pecan LLC
Entity
Free & Clear · 8 yrs held
Mailing address
7113 SAN PEDRO AVE STE #198, SAN ANTONIO, TX 78216-6219
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Jul 17, 2018
—
Re Pecan LLC
Eg Tejas LLC
Grant Deed
related
—
Jun 30, 2017
—
Eg Tejas LLC
Adlan Concourse LLC
Grant Deed
related
—
Feb 15, 2007
—
Adlan Concourse LLC
Adlan II LLC
Warranty Deed
$16,100,000 · Wells Fargo Bank NA
Feb 10, 2006
—
Adlan II LLC
Gallagher Concourse
Grant Deed
$15,700,000 · Lasalle National Bank
Apr 16, 1999
—
Concourse Phase II Ltd
Concourse 410 Ltd
Quit Claim Deed
related
$10,962,000 · Pw Real Estate Investments INC
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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