Dental Specialty Office
For Sale
$2,614,370
11919 Culebra Road, San Antonio, TX 78253
For sale dental specialty property offered with long-term NNN leases and stated 3% increases.
Property Size6,538 SF
Days on Market83
Property Features for 11919 Culebra Road
General Information
Standard status
Active
Size
6,538 SF
Property subtype
Commercial
Occupancy
100%
Net Operating Income
$176,469
Additional Details
Cap Rate
6.75%
Building Details
Building Size
6,538 SF
Year Built
2014
Units
2
Listing Agency:
Matthews
Listed By:
Michael Moreno · License #01982943 (CA)
(949) 432-4511
Source:
Matthews
Added: Jun 17
Changed: Sep 4
Last Checked: Sep 7 at 4:36AM
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 Matthews
Investment Insights
Based on property information with market context.
This long-term dental specialty office asset is being offered for sale with NNN leases in place. The property is positioned to provide rental income under existing lease terms, with the reported 3% increases noted in the offering remarks.
Located at 11919 Culebra Road in San Antonio, Texas, the building totals 6,538 square feet.
The asset is classified among specialty and medical office offerings, consistent with its dental specialty use as described in the remarks.
Located at 11919 Culebra Road in San Antonio, Texas, the building totals 6,538 square feet.
The asset is classified among specialty and medical office offerings, consistent with its dental specialty use as described in the remarks.
Key Highlights
- Dental specialty property built in 2014
- Offered with long‑term NNN leases
- NNN lease increases stated at 3%
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
$100,031
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
3.83%
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%
$2,000,620
$2.0M
Cap Rate 7%
$1,429,014
$1.4M
Cap Rate 9%
$1,111,456
$1.1M
Market Conditions
NOI Build-Up for 6,538 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
$156.9K $24.00/SF
− Vacancy
−$23.5K −$3.60/SF
EGI
$133.4K $20.40/SF
− OpEx
−$33.3K −$5.10/SF
NOI
$100.0K $15.30/SF
Area
ZIP 78253
Vacancy
15.00%
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%
$2,000,620
Cap Rate 7%
$1,429,014
Cap Rate 9%
$1,111,456
Alternative Uses
Best Use
Office B
$1.43M
$1.25M – $1.67M
NOI $100,031 @ 7.0% cap · market cap 3.83%
Second Best
Healthcare Medical
$1.18M
$1.03M – $1.37M
NOI $82,285 @ 7.0% cap · market cap 3.15%
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $120,038 @ 7.0% cap · market cap 4.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
217
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 78253, TX
66,589
Population
24,095
Households
2.8
Avg Household Size
34
Median Age
43%
College-Educated
94%
High-School Grad
53.6 sq mi
ZIP Area
1,242
Density / Sq Mi
$104,260
Median Household Income
$52,314
Median Earnings
$1,557
Median Rent
$334,900
Median Home Value
Market
Vacancy Rate% for Office in San Antonio, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - For sale dental specialty property offered with long-term NNN leases and stated 3% increases.
Where is this medical office space located?
The property is located at 11919 Culebra Road San Antonio, TX.
What is the asking price?
The asking price for this property is $2,614,370.
What are key features of this property?
This property features: Dental specialty property built in 2014; Offered with long‑term NNN leases; NNN lease increases stated at 3%
