Flex Space with Drive-Through
For Sale
$850,000
10221 Startz Road, Canyon Lake, TX 78133
CommercialSale, Canyon Lake, TX
Property Size2,900 SF
Lot Size0.88 Acres
Price / SF$269.24
Days on Market362
Property Features for 10221 Startz Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C1
Parking features
Garage
Security features
Security
Interior features
Attic, PermanentAtticStairs, Storage
Subdivision
Scenic Heights 3
Lot features
One To Three Acres, Outside City Limits, Sprinklers Automatic, Sprinklers In Ground
Elementary school district
Comal ISD
Middle school district
Comal ISD
High school district
Comal ISD
Directions
From FM311 take a left onto N Cranes Mill, turn left onto Startz Road and property will be on the left - look for the signs on the gate.
Standard status
Active
APN
55749
Size
3,157 SF
Lot size
0.88 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SCENIC HEIGHTS 3, LOT 16
Tax Annual Amount
4244
Legal Description
SCENIC HEIGHTS 3, LOT 16
Utilities
Sewer type
Aerobic Septic
Building Details
Year built
2023
Floors in Building
1
Flooring type
Concrete
Building materials
BlownInInsulation, MetalFrame
Roof type
Metal
Additional Structures
Storage
Listing Agency:
All City San Antonio Registere
(210) 858-6565
Listed By:
Mindi Stange · License #0646223
(210) 625-1459
Added: Aug 26, 2025
Changed: Aug 20
Last Checked: Aug 22 at 8:06PM
MLS# 589458
Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2023, this flex property at 10221 Startz Road offers 3,157 square feet with 2,900 square feet of covered, cooled work space. The improvements include spray foam insulation, multiple AC units, concrete floors with epoxy finish, attic storage, and a drive-through bay served by three roll-up doors, including one electric door. Two automatic gates support controlled vehicle access, while an RV hookup and covered exterior parking add functional site improvements. Two Conex containers are also available for separate purchase.
The 0.88-acre property is located in Canyon Lake, Texas, along Startz Road. C1 zoning, an aerobic septic system, a metal roof, and metal-frame construction complete the core property profile.
The 0.88-acre property is located in Canyon Lake, Texas, along Startz Road. C1 zoning, an aerobic septic system, a metal roof, and metal-frame construction complete the core property profile.
Key Highlights
- 3,157 SF property with 2,900 SF of covered, cooled work space
- 0.88‑acre site with C1 zoning
- Drive‑through bay with 3 roll‑up doors, including 1 electric door
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$33,243
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.91%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$664,860
$664.9K
Cap Rate 7%
$474,900
$474.9K
Cap Rate 9%
$369,367
$369.4K
Market Conditions
NOI Build-Up for 3,157 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$56.8K $18.00/SF
− Vacancy
−$5.7K −$1.80/SF
EGI
$51.1K $16.20/SF
− OpEx
−$17.9K −$5.67/SF
NOI
$33.2K $10.53/SF
Area
Comal County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$664,860
Cap Rate 7%
$474,900
Cap Rate 9%
$369,367
Alternative Uses
Best Use
Flex RnD
$474.9K
$415.5K – $554.1K
NOI $33,243 @ 7.0% cap · market cap 3.91%
Second Best
Warehouse
$327.8K
$286.8K – $382.4K
NOI $22,943 @ 7.0% cap · market cap 2.70%
Theoretical Best
Office A
$805.3K
$704.6K – $939.5K
NOI $56,371 @ 7.0% cap · market cap 6.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Drive-in doors
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
225
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78133, TX
20,787
Population
11,208
Households
1.9
Avg Household Size
52
Median Age
33%
College-Educated
94%
High-School Grad
75.5 sq mi
ZIP Area
275
Density / Sq Mi
$80,777
Median Household Income
$45,470
Median Earnings
$1,236
Median Rent
$300,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - C1-zoned commercial property with cooled work space, storage, gated access, and covered parking.
Where is this flex space located?
The property is located at 10221 Startz Road Canyon Lake, TX.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 3,157 SF property with 2,900 SF of covered, cooled work space; 0.88‑acre site with C1 zoning; Drive‑through bay with 3 roll‑up doors, including 1 electric door
