Single-Story Office
For Sale
Contact for pricing
124 E Bandera Rd, Boerne, TX 78006
Configured as four office condominium units with an established medical-management occupant.
Property Size5,400 SF
Price / SF$369.44
Days on Market11
Property Features for 124 E Bandera Rd
General Information
Standard status
Active
Size
5,400 SF
Property subtype
Office
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Office Units
4
Amenities
covered walkway
Building Details
Year Built
2006
Buildings
1
Stories
1
Construction
wood frame
Tenancy
Single
Owner Occupied
No
Listing Agency:
First American Commercial Property Group
Listed By:
Jim Akin · License #TX 193623
(210) 496-7775
Source:
Crexi
Added: Sep 4
Changed: Sep 11
Last Checked: Sep 13 at 4:00AM
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 First American Commercial Property Group
Investment Insights
Based on property information with market context.
This approximately 5,400-SF single-story office building contains four office condominium units of approximately 1,350 gross SF each. Constructed in 2006, the wood-frame property has a metal roof and a covered walkway extending around the building perimeter. The building was developed as part of a four-building office condominium project.
WellMed Medical Management has occupied the entire building since 2008. The tenant is responsible for utility services, monthly POA dues, property taxes, and insurance expenses not covered by the POA. The lease includes one five-year renewal or extension option at market rent, exercisable by September 30, 2028.
The property is located at 124 E Bandera Rd in Boerne, just off the northeast corner of South Main Street and Bandera Road, also designated State Highway 46.
WellMed Medical Management has occupied the entire building since 2008. The tenant is responsible for utility services, monthly POA dues, property taxes, and insurance expenses not covered by the POA. The lease includes one five-year renewal or extension option at market rent, exercisable by September 30, 2028.
The property is located at 124 E Bandera Rd in Boerne, just off the northeast corner of South Main Street and Bandera Road, also designated State Highway 46.
Key Highlights
- Approximately 5,400 SF single‑story office building
- Four office condominium units, each approximately 1,350 gross SF
- Wood‑frame construction with metal roof and covered perimeter walkway
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
$73,596
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
3.69%
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%
$1,471,920
$1.5M
Cap Rate 7%
$1,051,371
$1.1M
Cap Rate 9%
$817,733
$817.7K
Market Conditions
NOI Build-Up for 5,400 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
$119.2K $22.08/SF
− Vacancy
−$21.1K −$3.91/SF
EGI
$98.1K $18.17/SF
− OpEx
−$24.5K −$4.54/SF
NOI
$73.6K $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%
$1,471,920
Cap Rate 7%
$1,051,371
Cap Rate 9%
$817,733
Alternative Uses
Best Use
Office B
$1.05M
$920.0K – $1.23M
NOI $73,596 @ 7.0% cap · market cap 3.69%
Second Best
Healthcare Medical
$999.8K
$874.8K – $1.17M
NOI $69,984 @ 7.0% cap · market cap 3.51%
Theoretical Best
Office A
$1.42M
$1.24M – $1.65M
NOI $99,144 @ 7.0% cap · market cap 4.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Office units
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,211
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?
Office building - Configured as four office condominium units with an established medical-management occupant.
Where is this office building located?
The property is located at 124 E Bandera Rd Boerne, TX.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Approximately 5,400 SF single‑story office building; Four office condominium units, each approximately 1,350 gross SF; Wood‑frame construction with metal roof and covered perimeter walkway
