Mixed-Use Redevelopment
For Sale
$800,000
103 Turner, Floresville, TX 78114
Fully gutted interior supports a custom retail, office, or mixed-use redevelopment plan.
Property Size5,000 SF
Price / SF$148.15
Days on Market15
Property Features for 103 Turner
General Information
Standard status
Active
Size
5,000 SF
Property Condition
Severity
Major Repairs Needed
Evidence
fully gutted
Additional Details
Highway Access
Yes
Building Details
Year Built
1985
Buildings
1
Building Size
5,000 SF
Listing Agency:
South Texas Realty, LLC
(956) 286-8574
Listed By:
Benjamin Lamberth
Source:
Thebranchinc
Added: Aug 16
Changed: Aug 29
Last Checked: Aug 26 at 9:34AM
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 South Texas Realty, LLC
Investment Insights
Based on property information with market context.
This mixed-use property includes a 5,000 square foot commercial building constructed in 1985. The interior has been fully gutted, creating a vacant shell for redevelopment as retail, office, or another mixed-use configuration. Highway frontage and placement within the Floresville city limits provide direct exposure along an active commercial corridor.
The property is positioned less than 1 mile from Connally Memorial Medical Center, 1 mile from Walmart, and 2 miles from HEB. San Antonio is 20 miles away, placing the site within reach of the larger metro area while retaining its Floresville address at 103 Turner, Floresville, TX 78114.
The property is positioned less than 1 mile from Connally Memorial Medical Center, 1 mile from Walmart, and 2 miles from HEB. San Antonio is 20 miles away, placing the site within reach of the larger metro area while retaining its Floresville address at 103 Turner, Floresville, TX 78114.
Key Highlights
- 5,000 sq ft building with a fully gutted interior
- Highway frontage within the Floresville city limits
- Less than 1 mile from Connally Memorial Medical Center
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
$73,596
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
9.20%
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%
$1,471,920
$1.5M
Cap Rate 7%
$1,051,371
$1.1M
Cap Rate 9%
$817,733
$817.7K
Market Conditions
NOI Build-Up for 5,400 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
$119.2K $22.08/SF
− Vacancy
−$21.1K −$3.91/SF
EGI
$98.1K $18.17/SF
− OpEx
−$24.5K −$4.54/SF
NOI
$73.6K $13.63/SF
Area
Wilson County, TX
Vacancy
17.70%
Lease Rate
$22.08 /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%
$1,471,920
Cap Rate 7%
$1,051,371
Cap Rate 9%
$817,733
Alternative Uses
Best Use
Office B
$1.05M
$920.0K – $1.23M
NOI $73,596 @ 7.0% cap · market cap 9.20%
Second Best
Retail
$1.03M
$903.6K – $1.20M
NOI $72,286 @ 7.0% cap · market cap 9.04%
Theoretical Best
Office A
$1.38M
$1.21M – $1.61M
NOI $96,421 @ 7.0% cap · market cap 12.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
304
Businesses Nearby
Explore this area
Business Placement
Demographics for 78114, TX
22,178
Population
9,212
Households
2.4
Avg Household Size
41
Median Age
24%
College-Educated
88%
High-School Grad
349.1 sq mi
ZIP Area
64
Density / Sq Mi
$84,260
Median Household Income
$47,336
Median Earnings
$1,079
Median Rent
$273,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully gutted interior supports a custom retail, office, or mixed-use redevelopment plan.
Where is this mixed-use property located?
The property is located at 103 Turner Floresville, TX.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 5,000 sq ft building with a fully gutted interior; Highway frontage within the Floresville city limits; Less than 1 mile from Connally Memorial Medical Center
