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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Office Spaces
8331 Fredericksburg Rd San Antonio, TX 78229-3147
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US83-3911595
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1900
Total area
5,195 SF
Lot
10.38 ac (451,935 SF)
APN
12830-000-0370
UPID
US83-3911595
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
-
Auravia Holistic Therapy Physician Alternative Medicine Practice
-
Las Cimas Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.03M
Comparable Approach
Comparable
$933k
Blend (final)
Blend
$980k
Owner & transaction history
Orix Real Estate Capital LLC · 3 yrs held
Orix Real Estate Capital LLC
since 2023
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$630,000
+24.7%
Auto repair, garage
$615,000
+22.0%
Retail stores
$590,000
+16.7%
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%
$1,110,000
6.5%
$1,025,000
7%
$950,000
Alternative Use
Use
Estimation
RESTAURANT
$630,000
Change: +25% · Conversion: Difficult
AUTO REPAIR, GARAGE
$615,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$590,000
Change: +17% · Conversion: Easy
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±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
$189 / 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
$355,984
Tax year 2023
Assessed value
$15,500,000
Assessed 2023
Previous assessed
$15,500,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$3,466,340
Assessed improvement
$12,033,660
Land market value
$3,466,340
Improvement market value
$12,033,660
Total market value
$15,500,000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1900
Heating
CENTRAL
Cooling
YES
Buildings
8
Stories
1
Total area
5,195 SF
Lot
10.38 ac (451,935 SF)
APN
12830-000-0370
UPID
US83-3911595
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
RESTAURANT
Est. value
$630,000
AUTO REPAIR, GARAGE
Est. value
$615,000
RETAIL STORES
Est. value
$590,000
RESTAURANT
AUTO REPAIR, GARAGE
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
1900
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
8
Lot
10.38 ac
Current owner
From public records · entity-resolved
Orix Real Estate Capital LLC
Entity
Free & Clear · 3 yrs held
Mailing address
7031 W 97TH TER OVERLAND PARK
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2023
—
Orix Real Estate Capital LLC
Caraday Mt I LLC
Re-recorded Document
related
—
Apr 17, 2023
—
Orix Real Estate Capital LLC
Caraday Mt I LLC
Assignment Of Lease (leasehold Sale)
—
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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