Fenced Yard Flex
For Sale
$379,000
108 Schertz, Schertz, TX 78154
Office, warehouse, and retail functions are accommodated within a secured commercial property.
Property Size1,530 SF
Lot Size0.23 Acres
Price / SF$247.71
Days on Market21
Property Features for 108 Schertz
General Information
Standard status
Active
Size
1,530 SF
Total Parking Spaces
7
Lot size
0.23 Acres
Zoning
Neighborhood Services
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Warehouse Space
1,000 SF
Amenities
fenced yard
Building Details
Year Built
1985
Listing Agency:
The Lynn Group, LLC
(210) 542-1999
Listed By:
Lonnie Lynn
Source:
Theswinneygroup
Added: Aug 9
Changed: Aug 28
Last Checked: Aug 28 at 8:45AM
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 The Lynn Group, LLC
Investment Insights
Based on property information with market context.
This 1,530-square-foot flex property, built in 1985, combines office, warehouse, and retail-capable areas. Approximately 1,000 square feet is configured for warehouse use, while the remaining space supports office or retail functions. A fully enclosed yard adds secured outdoor storage or operational area, and seven dedicated parking spaces are positioned at the front of the building.
The property occupies approximately 0.23 acres along Schertz Parkway, just off Highway 78, with direct exposure to a high-traffic commercial corridor. Neighborhood Services zoning supports a range of business uses. The combination of enclosed yard area, warehouse capacity, parking, and adaptable interior space provides a practical setup for an owner-user or investor.
The property occupies approximately 0.23 acres along Schertz Parkway, just off Highway 78, with direct exposure to a high-traffic commercial corridor. Neighborhood Services zoning supports a range of business uses. The combination of enclosed yard area, warehouse capacity, parking, and adaptable interior space provides a practical setup for an owner-user or investor.
Key Highlights
- 1,530‑square‑foot flex property built in 1985
- Approximately 1,000 square feet of warehouse space
- Fully fenced yard for secure outdoor storage or operations
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
$20,852
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
5.50%
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%
$417,040
$417.0K
Cap Rate 7%
$297,886
$297.9K
Cap Rate 9%
$231,689
$231.7K
Market Conditions
NOI Build-Up for 1,530 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
$33.8K $22.08/SF
− Vacancy
−$6.0K −$3.91/SF
EGI
$27.8K $18.17/SF
− OpEx
−$7.0K −$4.54/SF
NOI
$20.9K $13.63/SF
Area
Guadalupe 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%
$417,040
Cap Rate 7%
$297,886
Cap Rate 9%
$231,689
Alternative Uses
Best Use
Office B
$297.9K
$260.7K – $347.5K
NOI $20,852 @ 7.0% cap · market cap 5.50%
Second Best
Retail
$292.6K
$256.0K – $341.4K
NOI $20,481 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$401.3K
$351.1K – $468.2K
NOI $28,091 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
471
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78154, TX
41,533
Population
15,688
Households
2.6
Avg Household Size
38
Median Age
40%
College-Educated
94%
High-School Grad
32.9 sq mi
ZIP Area
1,262
Density / Sq Mi
$97,465
Median Household Income
$47,552
Median Earnings
$1,664
Median Rent
$296,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- The Purple Pig BBQ — 537 Main St, Schertz, TX 78154
Frequently Asked Questions
What type of property is this?
Flex space - Office, warehouse, and retail functions are accommodated within a secured commercial property.
Where is this flex space located?
The property is located at 108 Schertz Schertz, TX.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: 1,530‑square‑foot flex property built in 1985; Approximately 1,000 square feet of warehouse space; Fully fenced yard for secure outdoor storage or operations
