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Property profile & analytics
OFF-MARKET
Estimated value
$2,455,000
Drug stores
9089 Fair Oaks Pkwy Boerne, TX 78015-4646
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US82-6678251
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2014
Total area
12,694 SF
Lot
1.75 ac (76,230 SF)
APN
04707-504-0030
UPID
US82-6678251
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
$2.60M
Comparable Approach
Comparable
$2.31M
Blend (final)
Blend
$2.46M
Owner & transaction history
Fair Oaks Parkway Associates LLC · 11 yrs held
Fair Oaks Parkway Associates LLC
since 2015
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.9M
+29.4%
Restaurant
$1.7M
+19.7%
Auto repair, garage
$1.5M
+2.7%
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 Boerne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boerne 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%
$2,815,000
6.5%
$2,600,000
7%
$2,415,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,860,000
Change: +29% · Conversion: Easy
RESTAURANT
$1,720,000
Change: +20% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,475,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$2.46M
Range $2.21M – $2.70M · ±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
$193 / 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
$30,690
Tax year 2023
Assessed value
$2,990,170
Assessed 2023
Previous assessed
$2,990,170
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$1,324,880
Assessed improvement
$1,665,290
Land market value
$1,324,880
Improvement market value
$1,665,290
Total market value
$2,990,170
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
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2014
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
12,694 SF
Lot
1.75 ac (76,230 SF)
APN
04707-504-0030
UPID
US82-6678251
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
COMMERCIAL (GENERAL)
Est. value
$1.9M
RESTAURANT
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.5M
COMMERCIAL (GENERAL)
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
2014
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.75 ac
Current owner
From public records · entity-resolved
Fair Oaks Parkway Associates LLC
Entity
Mailing address
783 RIO DEL MAR BLVD STE 23A, APTOS, CA 95003-4770
Ownership since
2015
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
Mar 27, 2015
—
Fair Oaks Parkway Associates LLC
Dbcds LLC
Special Warranty Deed
$3,960,000 · Rait Funding LLC
Dec 22, 2014
—
Dbcds LLC
Cvs Pharmacy INC
Grant Deed
—
May 16, 2014
—
Cvs Pharmacy INC
Senators LLC
Grant Deed
—
Dec 26, 2012
—
Senators LLC
First Natl Bk
Grant Deed
$579,000 · First National Bank
Mar 13, 2009
$1,307,276
First National Bank
Sherer Eric D
Trustees Deed
related
—
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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