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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Grocery and convenience stores
8805 Grissom Rd San Antonio, TX 78251
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US83-3807707
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1982
Total area
9,942 SF
Lot
0.69 ac (29,839 SF)
APN
18818-001-0010
UPID
US83-3807707
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
-
ATM Atm
-
E-Z Wash (Bike/Boat/Book/etc) Store
-
Kay's Gas Station Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$475k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$803k
Blend (final)
Blend
$640k
Owner & transaction history
Asa Ventures LLC · 19 yrs held
Asa Ventures LLC
since 2006
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$925,000
+143.1%
Auto repair, garage
$920,000
+140.6%
Warehouse, storage
$735,000
+92.9%
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
$475,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$925,000
Change: +143% · Conversion: Easy
AUTO REPAIR, GARAGE
$920,000
Change: +141% · Conversion: Difficult
WAREHOUSE, STORAGE
$735,000
Change: +93% · Conversion: Difficult
COMMERCIAL (GENERAL)
$725,000
Change: +90% · Conversion: Easy
OFFICE BUILDING
$660,000
Change: +73% · Conversion: Moderate
MEDICAL BUILDING
$650,000
Change: +71% · Conversion: Difficult
Blend value · Realmo final
$640k
Range $576k – $704k · ±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
$64 / 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
$34,220
Tax year 2023
Assessed value
$1,490,000
Assessed 2023
Previous assessed
$1,490,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$540,680
Assessed improvement
$949,320
Land market value
$540,680
Improvement market value
$949,320
Total market value
$1,490,000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1982
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
9,942 SF
Lot
0.69 ac (29,839 SF)
APN
18818-001-0010
UPID
US83-3807707
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
Est. value
$925,000
AUTO REPAIR, GARAGE
Est. value
$920,000
WAREHOUSE, STORAGE
Est. value
$735,000
COMMERCIAL (GENERAL)
Est. value
$725,000
OFFICE BUILDING
Est. value
$660,000
MEDICAL BUILDING
Est. value
$650,000
RETAIL STORES
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL 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
1982
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
Asa Ventures LLC
Entity
Mailing address
8805 GRISSOM RD, SAN ANTONIO, TX 78251
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 7, 2006
—
Asa Ventures LLC
Danh,daniel
Warranty Deed
$704,000 · Sterling 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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