Freestanding Industrial
For Sale
Contact for pricing
1141 Guadalupe Drive, Cibolo, TX 78108
Move-in-ready warehouse with dock-high and grade-level loading, fenced yard, and a small office buildout.
Property Size8,750 SF
Lot Size0.67 Acres
Price / SF$171.43
Days on Market64
Property Features for 1141 Guadalupe Drive
General Information
Standard status
Active
Size
8,750 SF
Class
C
Lot size
0.67 Acres
Property subtype
Industrial
Zoning
LT Industrial
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Clear Height
18 ft
Heavy Power
Yes
Building Details
Year Built
200
Buildings
1
Listing Agency:
Llano Realty Partners
Listed By:
Carson Byrd · License #824413
Source:
Crexi
Added: Jun 9
Changed: Aug 9
Last Checked: Aug 10 at 1:00PM
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 Llano Realty Partners
Investment Insights
Based on property information with market context.
1141 Guadalupe Drive is a freestanding industrial warehouse totaling 8,750 SF on 0.67 acres. The facility offers varying clear heights from 14.5' to 18' and is supported by dock-high and grade-level loading for flexible receiving and staging. There is also a small office buildout on site to support day-to-day operations. For secure outside work, the property includes a fenced yard suitable for material or equipment storage. Three-phase power is available to support industrial and light operational needs.
The property is zoned LT Industrial and is described as having convenient access to IH-35 and the greater San Antonio metro, supporting connectivity for commercial and trade users. As a standalone facility on its own parcel, the site offers direct operational control and space for on-site logistics.
This asset is well suited for an owner-user looking for a functional industrial base with both loading types and room for secure outside storage. The combination of warehouse clear height, dock and drive-in loading, fenced yard, and on-site office space supports contractors, light manufacturers, and trade businesses seeking a ready-to-occupy property aligned with LT Industrial zoning.
The property is zoned LT Industrial and is described as having convenient access to IH-35 and the greater San Antonio metro, supporting connectivity for commercial and trade users. As a standalone facility on its own parcel, the site offers direct operational control and space for on-site logistics.
This asset is well suited for an owner-user looking for a functional industrial base with both loading types and room for secure outside storage. The combination of warehouse clear height, dock and drive-in loading, fenced yard, and on-site office space supports contractors, light manufacturers, and trade businesses seeking a ready-to-occupy property aligned with LT Industrial zoning.
Key Highlights
- Freestanding 8,750 SF industrial warehouse on 0.67 acres in Cibolo, Texas
- Varying clear height of 14.5' to 18' with dock‑high and grade‑level loading
- Three‑phase power and a small office buildout
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
$63,591
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
4.24%
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%
$1,271,820
$1.3M
Cap Rate 7%
$908,443
$908.4K
Cap Rate 9%
$706,567
$706.6K
Market Conditions
NOI Build-Up for 8,750 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
$78.8K $9.00/SF
− Vacancy
−$3.9K −$0.45/SF
EGI
$74.8K $8.55/SF
− OpEx
−$11.2K −$1.28/SF
NOI
$63.6K $7.27/SF
Area
Guadalupe County, TX
Vacancy
5.00%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$1,271,820
Cap Rate 7%
$908,443
Cap Rate 9%
$706,567
Alternative Uses
Best Use
Warehouse
$908.4K
$794.9K – $1.06M
NOI $63,591 @ 7.0% cap · market cap 4.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.30M
$2.01M – $2.68M
NOI $160,650 @ 7.0% cap · market cap 10.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
Yes
Heavy power
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
490
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78108, TX
44,079
Population
16,215
Households
2.7
Avg Household Size
35
Median Age
40%
College-Educated
93%
High-School Grad
28.2 sq mi
ZIP Area
1,563
Density / Sq Mi
$117,304
Median Household Income
$55,465
Median Earnings
$2,052
Median Rent
$307,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Move-in-ready warehouse with dock-high and grade-level loading, fenced yard, and a small office buildout.
Where is this warehouse located?
The property is located at 1141 Guadalupe Drive Cibolo, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Freestanding 8,750 SF industrial warehouse on 0.67 acres in Cibolo, Texas; Varying clear height of 14.5' to 18' with dock‑high and grade‑level loading; Three‑phase power and a small office buildout
