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Property profile & analytics
OFF-MARKET
Estimated value
$18,795,000
Retail space
8540 4th Dr Windcrest, TX 78239-1946
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US83-4180738
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1995
Total area
196,090 SF
Lot
12.66 ac (551,687 SF)
APN
05474-009-0131
UPID
US83-4180738
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
$15.00M
Blend (final)
Blend
$18.80M
Owner & transaction history
Hcp Reit Operating Co IV LLC · 19 yrs held
Hcp Reit Operating Co IV LLC
since 2007
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$26.5M
+18.9%
Auto repair, garage
$23.3M
+4.5%
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 Windcrest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Windcrest 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
$22,295,000
Current use
RESTAURANT
$26,510,000
Change: +19% · Conversion: Easy
AUTO REPAIR, GARAGE
$23,305,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$18.80M
Range $16.92M – $20.67M · ±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
$96 / 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
$383,428
Tax year 2023
Assessed value
$17,900,000
Assessed 2023
Previous assessed
$17,900,000
+0.0% YoY
Effective rate
2.14%
On assessed value
Assessed land
$5,643,760
Assessed improvement
$12,256,240
Land market value
$5,643,760
Improvement market value
$12,256,240
Total market value
$17,900,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1995
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
196,090 SF
Lot
12.66 ac (551,687 SF)
APN
05474-009-0131
UPID
US83-4180738
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
$22.3M
RESTAURANT
Est. value
$26.5M
AUTO REPAIR, GARAGE
Est. value
$23.3M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1995
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
12.66 ac
Current owner
From public records · entity-resolved
Hcp Reit Operating Co IV LLC
Entity
Mailing address
2600 S GESSNER RD STE #500, HOUSTON, TX 77063-3223
Ownership since
2007
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
Sep 15, 2010
—
Whitestone Reit Operation Co I
—
Deed Of Trust
related
$1,500,000 · Midfirst Bank State Savings Bk
Mar 5, 2007
—
Hcp Reit Operating Co IV LLC
Hartman Reit Operating Ptshp L
Trustees Deed
$10,000,000 · Midfirst Bank State Savings Bk
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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