Universal City Medical/Retail
For Sale
Contact for pricing
2101 Pat Booker Rd, Universal City, TX
Two-tenant medical/retail property in Universal City, Texas.
Property Size10,390 SF
Lot Size1.09 Acres
Price / SF$288.74
Days on Market531
Property Features for 2101 Pat Booker Rd
General Information
Standard status
Active
Size
10,390 SF
Lot size
1.09 Acres
Property subtype
OFFICE
Listing Agency:
Trinity Real Estate Investment Services - Corporate
(817) 304-8916
Listed By:
Justin Williams · License #767727
(512) 971-3695
Source:
Moodyscre
Added: Mar 26, 2025
Changed: Aug 14
Last Checked: Sep 7 at 12:06PM
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 Trinity Real Estate Investment Services - Corporate
Investment Insights
Based on property information with market context.
This two-tenant medical/retail property is located in Universal City, Texas. The property is 100% occupied by Elite Endodontics and First Command. Situated on a main thoroughfare connecting I-35 and Randolph Air Force Base, the location benefits from dense demographics, with 223,637 residents within a 5-mile radius. The property offers easy access to major Texas Interstate I-35 (159,610 VPD) and Texas 1604 Highway (58,301 VPD). It is located 16 miles from downtown San Antonio, which has a growing MSA population of 2.6 million residents. The property is located in a dense retail corridor with various big box tenants within 2 miles including Walmart, Target, H-E-B, and others generating additional customer traffic to the immediate area. The property size is 10390 square feet.
Key Highlights
- 100% occupied by Elite Endodontics and First Command
- Located on main thoroughfare connecting I‑35 and Randolph Air Force Base
- Extremely dense 5‑mile demographics of 223,637 residents
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
$167,383
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
5.58%
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%
$3,347,660
$3.3M
Cap Rate 7%
$2,391,186
$2.4M
Cap Rate 9%
$1,859,811
$1.9M
Market Conditions
NOI Build-Up for 10,390 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
$249.4K $24.00/SF
− Vacancy
−$26.2K −$2.52/SF
EGI
$223.2K $21.48/SF
− OpEx
−$55.8K −$5.37/SF
NOI
$167.4K $16.11/SF
Area
Bexar County, TX
Vacancy
10.50%
Lease Rate
$24.00 /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%
$3,347,660
Cap Rate 7%
$2,391,186
Cap Rate 9%
$1,859,811
Alternative Uses
Best Use
Office B
$2.39M
$2.09M – $2.79M
NOI $167,383 @ 7.0% cap · market cap 5.58%
Second Best
Healthcare Medical
$2.07M
$1.81M – $2.42M
NOI $144,985 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$2.81M
$2.46M – $3.28M
NOI $196,848 @ 7.0% cap · market cap 6.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
755
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- VetIQ Petcare — 510 Kitty Hawk Rd, Universal City, TX 78148
- Pat Booker Road Animal Hospital — 1706 Pat Booker Rd, Universal City, TX 78148
- Veterinary Medical Association of Bexar County — 1706 Pat Booker Rd, Universal City, TX 78148
- Butler Laurie DVM — 2510 Pat Booker Rd, Universal City, TX 78148
- Universal City Animal Hospital — 2510 Pat Booker Rd, Universal City, TX 78148
Frequently Asked Questions
What type of property is this?
Medical Office Space - Two-tenant medical/retail property in Universal City, Texas.
Where is this medical office space located?
The property is located at 2101 Pat Booker Rd Universal City, TX.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 100% occupied by Elite Endodontics and First Command; Located on main thoroughfare connecting I‑35 and Randolph Air Force Base; Extremely dense 5‑mile demographics of 223,637 residents
