Boerne Mixed-Use Investment
For Sale
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12 Truss Dr, Boerne, TX 78006
100% occupied mixed-use building with highway frontage in Boerne, TX.
Property Size10,500 SF
Price / SF$333.33
Days on Market847
Property Features for 12 Truss Dr
General Information
Standard status
Active
Size
10,500 SF
Class
A
Total Parking Spaces
25
Property subtype
Mixed Use, Office, Retail
Zoning
Unrestricted
Building Details
Year Built
2020
Year Renovated
2022
Buildings
1
Stories
1
Units
7
Tenancy
Multi
Listing Agency:
Boehm Commercial Group
(210) 696-9996
Listed By:
Glen Boehm, CCIM · License #TX 550654
Source:
Crexi
Added: Apr 22, 2024
Changed: Aug 8
Last Checked: Aug 8 at 12:00PM
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 Boehm Commercial Group
Investment Insights
Based on property information with market context.
This mixed-use property, with office and retail spaces, is located in Boerne, Texas, and offers frontage on Highway 46. The building has a size of approximately 10,500 square feet and is currently 100% occupied. All tenants are reporting positive business performance and are current on their leases, with no delinquencies reported. The property is near Boerne and Cordillera Ranch and presents a capitalization rate of 6.5%.
Key Highlights
- Great Hwy 46 Frontage
- 6. 5% Cap Rate
- 100% Occupied, no delinquencies
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
$143,103
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
4.09%
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%
$2,862,060
$2.9M
Cap Rate 7%
$2,044,329
$2.0M
Cap Rate 9%
$1,590,033
$1.6M
Market Conditions
NOI Build-Up for 10,500 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
$231.8K $22.08/SF
− Vacancy
−$41.0K −$3.91/SF
EGI
$190.8K $18.17/SF
− OpEx
−$47.7K −$4.54/SF
NOI
$143.1K $13.63/SF
Area
Kendall County, TX
Vacancy
17.70%
Lease Rate
$22.08 /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%
$2,862,060
Cap Rate 7%
$2,044,329
Cap Rate 9%
$1,590,033
Alternative Uses
Best Use
Office B
$2.04M
$1.79M – $2.39M
NOI $143,103 @ 7.0% cap · market cap 4.09%
Second Best
Retail
$2.01M
$1.76M – $2.34M
NOI $140,556 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$2.75M
$2.41M – $3.21M
NOI $192,780 @ 7.0% cap · market cap 5.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
121
Businesses Nearby
Explore this area
Business Placement
Demographics for 78006, TX
40,979
Population
16,643
Households
2.5
Avg Household Size
44
Median Age
51%
College-Educated
94%
High-School Grad
345.9 sq mi
ZIP Area
118
Density / Sq Mi
$110,955
Median Household Income
$51,943
Median Earnings
$1,612
Median Rent
$502,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 100% occupied mixed-use building with highway frontage in Boerne, TX.
Where is this mixed-use property located?
The property is located at 12 Truss Dr Boerne, TX.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Great Hwy 46 Frontage; 6. 5% Cap Rate; 100% Occupied, no delinquencies
