Alamo Heights Corner
For Sale
$2,100,000
Pending
5050 Broadway, San Antonio, TX 78209
Iconic corner property in Alamo Heights with development potential.
Property Size7,472 SF
Days on Market153
Property Features for 5050 Broadway
General Information
Standard status
Pending
Size
7,472 SF
Total Parking Spaces
10
Property subtype
Commercial
Building Details
Year Built
1950
Listing Agency:
Black Label RE Advisors, LLC
(210) 509-4911
Listed By:
Amber Dicaro-Montanio (blacklabelbroker@gmail.com)
Source:
Sanantoniosfinestrealty
Added: Mar 24
Changed: Aug 23
Last Checked: Aug 23 at 4:48AM
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 Black Label RE Advisors, LLC
Investment Insights
Based on property information with market context.
This is an opportunity to own an iconic part of Alamo Heights. Available for the first time since the 1950s, this sale includes three properties at 5050 Broadway: a freestanding building at 5054 Broadway, and an adjoining lot at 102 Barilla. The property at 5050 Broadway, totaling 7,472 square feet, currently has a restaurant tenant operating on a month-to-month basis. The buyer will need to negotiate future lease terms with the tenant if continued tenancy is desired. The tenant occupies the entire lower level of 5050 Broadway, but the tenant's personal property, kitchen equipment, and fixtures will not convey with the property. The upper level of 5050 Broadway is framed for potential offices or creative spaces. The property at 5054 Broadway formerly housed a pizza shop and could be suitable for a small office or retail location. Discussions have occurred between the sellers and the city regarding the lot at 102 Barilla being used as additional parking for the two buildings. The buyer would need to perform due diligence regarding potential usages with the City of Alamo Heights.
Key Highlights
- Prime corner location in Alamo Heights at 5050 Broadway.
- Includes three properties: 5050 Broadway, 5054 Broadway, and 102 Barilla.
- Opportunity to negotiate lease terms with existing restaurant tenant at 5050 Broadway.
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
$100,022
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
4.76%
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%
$2,000,440
$2.0M
Cap Rate 7%
$1,428,886
$1.4M
Cap Rate 9%
$1,111,356
$1.1M
Market Conditions
NOI Build-Up for 7,472 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
$148.8K $19.92/SF
− Vacancy
−$6.0K −$0.80/SF
EGI
$142.9K $19.12/SF
− OpEx
−$42.9K −$5.74/SF
NOI
$100.0K $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%
$2,000,440
Cap Rate 7%
$1,428,886
Cap Rate 9%
$1,111,356
Alternative Uses
Best Use
Retail
$1.43M
$1.25M – $1.67M
NOI $100,022 @ 7.0% cap · market cap 4.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.91M
$1.67M – $2.22M
NOI $133,419 @ 7.0% cap · market cap 6.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,018
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78209, TX
42,456
Population
22,771
Households
1.9
Avg Household Size
40
Median Age
62%
College-Educated
96%
High-School Grad
10.2 sq mi
ZIP Area
4,162
Density / Sq Mi
$84,180
Median Household Income
$57,921
Median Earnings
$1,371
Median Rent
$497,500
Median Home Value
Market
Vacancy Rate% for Retail in San Antonio, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Iconic corner property in Alamo Heights with development potential.
Where is this storefront property located?
The property is located at 5050 Broadway San Antonio, TX.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Prime corner location in Alamo Heights at 5050 Broadway.; Includes three properties: 5050 Broadway, 5054 Broadway, and 102 Barilla.; Opportunity to negotiate lease terms with existing restaurant tenant at 5050 Broadway.
