Licensed Type B Assisted Living
New
For Sale
$749,000
12119 San Miguel, San Antonio, TX 78233
Licensed residential care setting with dedicated support space, walk-in bathing areas, and a permitted food-service kitchen.
Property Size2,627 SF
Lot Size0.16 Acres
Price / SF$285.12
Days on Market4
Property Features for 12119 San Miguel
General Information
Standard status
Active
Size
2,627 SF
Lot size
0.16 Acres
Property subtype
Other - See Remarks
Additional Details
Business Included
Yes
Sprinkler System
Yes
Amenities
walk-in shower baths
kitchen with food-service permit
Building Details
Year Built
1974
Listing Agency:
Real Broker, LLC
(855) 450-0442
Listed By:
Santa Perez
(956) 424-5724
Source:
Pioneerrealtypartners
Added: Sep 12
Changed: Sep 14
Last Checked: Sep 15 at 7:07AM
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 Real Broker, LLC
Investment Insights
Based on property information with market context.
This 2,627-square-foot assisted living facility operates as a licensed Type B residential care home with permitted capacity for 12 residents. The sale includes the real property and the operating care-home business. Improvements include a detached exterior bedroom and staff flex room, walk-in shower baths, sprinkler and fire-alarm systems, and a kitchen holding a food-service permit. Built in 1974, the facility occupies 0.16 acres and is located at 12119 San Miguel in San Antonio, Texas. Current resident census has been reduced. Licensing, compliance, and operational and financial materials are available to qualified buyers upon request and execution of an NDA.
Key Highlights
- Licensed Type B residential care home with permitted capacity for 12 residents
- Sale includes 2,627 SF real property and operating care‑home business
- Facility occupies 0.16 acres and was built in 1974
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
$26,834
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
3.58%
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%
$536,680
$536.7K
Cap Rate 7%
$383,343
$383.3K
Cap Rate 9%
$298,156
$298.2K
Market Conditions
NOI Build-Up for 2,627 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
$52.0K $19.80/SF
− Vacancy
−$3.2K −$1.23/SF
EGI
$48.8K $18.57/SF
− OpEx
−$22.0K −$8.36/SF
NOI
$26.8K $10.21/SF
Area
San Antonio, TX
Vacancy
6.20%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
45.00%
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%
$536,680
Cap Rate 7%
$383,343
Cap Rate 9%
$298,156
Alternative Uses
Best Use
Apartment 5plus
$383.3K
$335.4K – $447.2K
NOI $26,834 @ 7.0% cap · market cap 3.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$670.1K
$586.3K – $781.8K
NOI $46,907 @ 7.0% cap · market cap 6.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
744
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78233, TX
49,442
Population
19,396
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
13.7 sq mi
ZIP Area
3,609
Density / Sq Mi
$73,729
Median Household Income
$41,817
Median Earnings
$1,456
Median Rent
$203,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Licensed residential care setting with dedicated support space, walk-in bathing areas, and a permitted food-service kitchen.
Where is this assisted living facility located?
The property is located at 12119 San Miguel San Antonio, TX.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Licensed Type B residential care home with permitted capacity for 12 residents; Sale includes 2,627 SF real property and operating care‑home business; Facility occupies 0.16 acres and was built in 1974
