Insulated Flex Space with Drive-Through
For Sale
$850,000
10221 Startz Road, Canyon Lake, TX 78133
Cooled work space includes a drive-through bay, epoxy floors, gated access, and covered outdoor parking.
Property Size2,900 SF
Lot Size0.88 Acres
Price / SF$269.24
Days on Market49
Property Features for 10221 Startz Road
General Information
Standard status
Active
Size
2,900 SF
Lot size
0.88 Acres
Property subtype
CommercialSale
Additional Details
Road Access
Yes
Building Details
Buildings
1
Building Size
2,900 SF
Listing Agency:
All City San Antonio Registere
(210) 625-1459
Listed By:
Mindi Stange · License #0646223
(210) 625-1459
Source:
Cornerstone-properties
Added: Jul 13
Changed: Aug 29
Last Checked: Aug 29 at 5:26PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of All City San Antonio Registere
Investment Insights
Based on property information with market context.
This flex-space property occupies 0.88 acres and includes a commercial building with 2,900 square feet of covered, cooled work space. The building features spray foam insulation, multiple AC units, epoxy flooring, and a drive-through bay served by three roll-up doors, including one electric door. An RV hookup, two automatic gates, and covered outdoor parking support a range of commercial operations and equipment needs.
Positioned on Startz Road in Canyon Lake, the property also includes two Conex containers that are available for separate purchase. The combination of enclosed work space, exterior coverage, gated circulation, and storage options creates a functional setup for flex-space users requiring both building and yard components.
Positioned on Startz Road in Canyon Lake, the property also includes two Conex containers that are available for separate purchase. The combination of enclosed work space, exterior coverage, gated circulation, and storage options creates a functional setup for flex-space users requiring both building and yard components.
Key Highlights
- 0.88‑acre flex‑space property on Startz Road
- 2,900 square feet of covered, cooled work space
- Three roll‑up doors, including one electric door, with a drive‑through bay
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
Industrial
$269.9K
$236.2K – $314.9K
NOI $18,895 @ 7.0% cap · market cap 2.22%
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
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 - Cooled work space includes a drive-through bay, epoxy floors, gated access, and covered outdoor 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: 0.88‑acre flex‑space property on Startz Road; 2,900 square feet of covered, cooled work space; Three roll‑up doors, including one electric door, with a drive‑through bay
