Restaurant Pad Site For
For Sale
Contact for pricing
10930 PERRIN BEITEL RD, San Antonio, TX
Pad site with drive-thru in a dense retail corridor.
Property Size4,607 SF
Lot Size0.86 Acres
Price / SF$162.58
Days on Market389
Property Features for 10930 PERRIN BEITEL RD
General Information
Standard status
Active
Size
4,607 SF
Lot size
0.86 Acres
Property subtype
RETAIL
Listing Agency:
Joe M. Kboudi Real Estate, Inc.
Listed By:
Joe M. Kboudi
(210) 344-1002
Source:
Moodyscre
Added: Aug 12, 2025
Changed: Aug 28
Last Checked: Sep 1 at 11:01PM
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 Joe M. Kboudi Real Estate, Inc.
Investment Insights
Based on property information with market context.
This property is a pad site, formerly a restaurant, situated at the signalized intersection of Perrin Beitel Rd and El Sendero St. The property occupies 0.86 acres and offers a drive-thru opportunity within a dense retail corridor of Northeast San Antonio. The property size is 4,607 square feet.
Key Highlights
- Strategically positioned at the signalized intersection of Perrin Beitel Rd and El Sendero St.
- Rare drive‑thru opportunity.
- Located in a dense retail corridor of Northeast San Antonio.
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
$61,670
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
8.23%
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%
$1,233,400
$1.2M
Cap Rate 7%
$881,000
$881.0K
Cap Rate 9%
$685,222
$685.2K
Market Conditions
NOI Build-Up for 4,607 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
$91.8K $19.92/SF
− Vacancy
−$3.7K −$0.80/SF
EGI
$88.1K $19.12/SF
− OpEx
−$26.4K −$5.74/SF
NOI
$61.7K $13.39/SF
Area
San Antonio, TX
Vacancy
4.00%
Lease Rate
$19.92 /SF/Yr
Expense Ratio
30.00%
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%
$1,233,400
Cap Rate 7%
$881,000
Cap Rate 9%
$685,222
Alternative Uses
Best Use
Specialty Retail
$1.00M
$875.3K – $1.17M
NOI $70,021 @ 7.0% cap · market cap 9.35%
Second Best
Retail
$881.0K
$770.9K – $1.03M
NOI $61,670 @ 7.0% cap · market cap 8.23%
Theoretical Best
Office A
$1.18M
$1.03M – $1.37M
NOI $82,262 @ 7.0% cap · market cap 10.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
873
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Retail in San Antonio, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Drive through restaurant - Pad site with drive-thru in a dense retail corridor.
Where is this drive through restaurant located?
The property is located at 10930 PERRIN BEITEL RD San Antonio, TX.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Strategically positioned at the signalized intersection of Perrin Beitel Rd and El Sendero St.; Rare drive‑thru opportunity.; Located in a dense retail corridor of Northeast San Antonio.
