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Property profile & analytics
OFF-MARKET
Estimated value
$2,645,000
Office Spaces
8700 Tesoro Dr San Antonio, TX 78217-6208
Entity Owned
Free & Clear
Property ID
US82-3922477
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1974
Total area
124,412 SF
Lot
4.95 ac (215,491 SF)
APN
16045-002-0020
UPID
US82-3922477
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
-
RS San Antonio Headquarters Military Recruiting Office
-
Consultis Information Tech (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.65M
Owner & transaction history
Fort Cre San LLC
Fort Cre San LLC
since 2026
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$21 / 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
$137,728
Tax year 2023
Assessed value
$6,000,000
Assessed 2023
Previous assessed
$6,000,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$717,590
Assessed improvement
$5,282,410
Land market value
$717,590
Improvement market value
$5,282,410
Total market value
$6,000,000
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
1974
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
1
Total area
124,412 SF
Lot
4.95 ac (215,491 SF)
APN
16045-002-0020
UPID
US82-3922477
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
Building & site characteristics
From public records
Year built
1974
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Lot
4.95 ac
Current owner
From public records · entity-resolved
Fort Cre San LLC
Entity
Free & Clear · 0 yrs held
Mailing address
8411 SILENT CRK, SAN ANTONIO, TX 78255-9536
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2026
$14,500,000
Fort Cre San LLC
Sam Garrett
Trust Deed
—
Apr 22, 2022
—
Fort Cre 2018 1 LLC
—
Deed
related
$37,000,000 · Cf Trans Seller III LLC
Aug 16, 2019
—
Ne Loop 410 LLC
Petroleum Towers Cotter LLC
Trustees Deed
$37,000,000 · Fortress Cr
Jan 5, 2009
—
Petroleum Towers-cotter LLC
Petroleum Towers 1031
Quit Claim Deed
related
—
Feb 7, 2006
—
Petroleum Towers 1031
Northstar Of Petroleum Ltd
Quit Claim Deed
related
$14,000,000 · Bear Stearns Commercial Mtg
—
—
Petroleum Towers-cotter LLC
—
Deed Of Trust
related
$450,000 · Broadway Bk
—
—
Northstar/petroleum Ltd
—
Deed Of Trust
related
—
—
—
Petroleum Towers 1031
—
Deed Of Trust
related
$3,000,000 · Bear Stearns Commercial Mtg
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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