Coffee Shop
For Sale
$189,995
1025 Donaldson, San Antonio, TX 78228
Commercial property with C-2NA NCD-7 zoning in San Antonio.
Property Size750 SF
Price / SF$253.33
Days on Market177
Property Features for 1025 Donaldson
General Information
Standard status
Active
Size
750 SF
Total Parking Spaces
3
Zoning
C-2NA NCD-7
Taxes and HOA fees
Annual Taxes
$2,445
Amenities
Other
Building Details
Building Size
750 SF
Year Built
1950
Buildings
1
Listing Agency:
(210) 454-5898
Listed By:
Silvia Alcaraz
(210) 454-5898
Source:
Evrealestate
Added: Mar 8
Changed: Aug 30
Last Checked: Aug 31 at 2:51PM
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 Silvia Alcaraz
Investment Insights
Based on property information with market context.
This coffee shop property is located at 1025 Donaldson in San Antonio, Texas. The property carries C-2NA NCD-7 zoning and was built in 1950.
Access is described from I-410 via Babcock Road and St Cloud to Donaldson Avenue. The recorded property size is 750.
Access is described from I-410 via Babcock Road and St Cloud to Donaldson Avenue. The recorded property size is 750.
Key Highlights
- C‑2NA NCD‑7 zoning
- 750 property size
- Built in 1950
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
$11,399
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
6.00%
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%
$227,980
$228.0K
Cap Rate 7%
$162,843
$162.8K
Cap Rate 9%
$126,656
$126.7K
Market Conditions
NOI Build-Up for 750 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
$15.8K $21.00/SF
− Vacancy
−$551 −$0.74/SF
EGI
$15.2K $20.27/SF
− OpEx
−$3.8K −$5.07/SF
NOI
$11.4K $15.20/SF
Area
San Antonio, TX
Vacancy
3.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$227,980
Cap Rate 7%
$162,843
Cap Rate 9%
$126,656
Alternative Uses
Best Use
Specialty Retail
$162.8K
$142.5K – $190.0K
NOI $11,399 @ 7.0% cap · market cap 6.00%
Second Best
Retail
$143.4K
$125.5K – $167.3K
NOI $10,040 @ 7.0% cap · market cap 5.28%
Theoretical Best
Office A
$191.3K
$167.4K – $223.2K
NOI $13,392 @ 7.0% cap · market cap 7.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
453
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78228, TX
56,369
Population
21,397
Households
2.6
Avg Household Size
37
Median Age
14%
College-Educated
74%
High-School Grad
10.9 sq mi
ZIP Area
5,171
Density / Sq Mi
$50,865
Median Household Income
$30,811
Median Earnings
$1,004
Median Rent
$164,700
Median Home Value
Market
Vacancy Rate% for Retail in San Antonio, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Brevity Coffee Co. — 142 St Cloud, San Antonio, TX 78228
- The Koffee Kup Company — 1025 Donaldson Ave, San Antonio, TX 78228
- Circle K — 3015 Fredericksburg Rd, San Antonio, TX 78201
Frequently Asked Questions
What type of property is this?
Coffee shop - Commercial property with C-2NA NCD-7 zoning in San Antonio.
Where is this coffee shop located?
The property is located at 1025 Donaldson San Antonio, TX.
What is the asking price?
The asking price for this property is $189,995.
What are key features of this property?
This property features: C‑2NA NCD‑7 zoning; 750 property size; Built in 1950
