San Antonio Investment
For Sale
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1100-1108 Pleasanton Rd, San Antonio, TX
Property with commercial leases, residential lease, and development potential.
Property Size5,120 SF
Lot Size0.25 Acres
Price / SF$341.80
Days on Market1008
Property Features for 1100-1108 Pleasanton Rd
General Information
Standard status
Active
Size
5,120 SF
Lot size
0.25 Acres
Property subtype
RETAIL
Listing Agency:
Lockwood Realty Group, LLC
(210) 451-0143
Listed By:
Luke Owens-Bragg · License #670935
(210) 279-9320
Source:
Moodyscre
Added: Dec 11, 2023
Changed: Aug 16
Last Checked: Sep 13 at 5:14AM
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 Lockwood Realty Group, LLC
Investment Insights
Based on property information with market context.
Located at 1100-1108 Pleasanton Rd in San Antonio, TX, this property presents a diverse investment opportunity. It includes three thriving commercial leases that generate steady income. In addition to the commercial leases, there is also a residential lease, providing a balanced mix of income streams. A vacant building is available, offering the opportunity for customization to meet specific business or leasing needs. Furthermore, the property features an empty lot for development, presenting a value-add opportunity to enhance its worth. The property size is 5120 square feet.
Key Highlights
- Prime Property: Located at 1102‑1126 Pleasanton Rd, San Antonio, TX 78214
- Three Thriving Commercial Leases: Provides steady income from established businesses.
- Vacant Building: Offers customization for business or leasing needs.
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
$68,538
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
3.92%
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%
$1,370,760
$1.4M
Cap Rate 7%
$979,114
$979.1K
Cap Rate 9%
$761,533
$761.5K
Market Conditions
NOI Build-Up for 5,120 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
$102.0K $19.92/SF
− Vacancy
−$4.1K −$0.80/SF
EGI
$97.9K $19.12/SF
− OpEx
−$29.4K −$5.74/SF
NOI
$68.5K $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%
$1,370,760
Cap Rate 7%
$979,114
Cap Rate 9%
$761,533
Alternative Uses
Best Use
Retail
$979.1K
$856.7K – $1.14M
NOI $68,538 @ 7.0% cap · market cap 3.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.31M
$1.14M – $1.52M
NOI $91,422 @ 7.0% cap · market cap 5.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
677
Businesses Nearby
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Business Placement
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in San Antonio, TX
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Frequently Asked Questions
What type of property is this?
Retail space - Property with commercial leases, residential lease, and development potential.
Where is this retail space located?
The property is located at 1100-1108 Pleasanton Rd San Antonio, TX.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Prime Property: Located at 1102‑1126 Pleasanton Rd, San Antonio, TX 78214; Three Thriving Commercial Leases: Provides steady income from established businesses.; Vacant Building: Offers customization for business or leasing needs.
