Construction Laydown Yard
For Sale
$975,000
12615 Judson, San Antonio, TX 78233
Industrial land currently used as a construction laydown yard with C2 zoning and two on-site houses.
Property Size2,356 SF
Lot Size5.80 Acres
Price / SF$413.84
Days on Market452
Property Features for 12615 Judson
General Information
Standard status
Active
Size
2,356 SF
Lot size
5.80 Acres
Property subtype
General Commercial
Zoning
C2
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
Window Air Conditioning
3
C-2S
100 Parking Spaces.
Building Details
Year Built
1925
Stories
1
Listing Agency:
(210) 789-8558
Listed By:
American Real Estate
Source:
Xome
Added: Jun 14, 2025
Changed: Sep 1
Last Checked: Sep 7 at 5:40AM
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 American Real Estate
Investment Insights
Based on property information with market context.
This property is commercial land currently operating as a construction laydown yard. The site totals 5.8 acres and is identified with C2 zoning. In addition to the yard area, there is a former house that can be used as office space (2,356 SF), along with another house on the property totaling 1,372 SF.
The property is located next to Sam’s Club at I-35 and Judson Rd. Its current setup supports laydown yard use, while the existing house structures provide built-in space that may be adapted for office use based on the stated former house configuration.
For buyers planning an on-site work operation, this package combines C2-zoned industrial land with two existing house improvements that can serve office-related needs alongside the laydown yard.
The property is located next to Sam’s Club at I-35 and Judson Rd. Its current setup supports laydown yard use, while the existing house structures provide built-in space that may be adapted for office use based on the stated former house configuration.
For buyers planning an on-site work operation, this package combines C2-zoned industrial land with two existing house improvements that can serve office-related needs alongside the laydown yard.
Key Highlights
- 5.8‑acre commercial property next to Sam’s Club at I‑35 and Judson Rd
- C‑2S zoning; current use is a construction laydown yard
- Parking for up to 100 spaces on‑site
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
$32,110
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
3.29%
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%
$642,200
$642.2K
Cap Rate 7%
$458,714
$458.7K
Cap Rate 9%
$356,778
$356.8K
Market Conditions
NOI Build-Up for 2,356 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 $22.08/SF
− Vacancy
−$9.2K −$3.91/SF
EGI
$42.8K $18.17/SF
− OpEx
−$10.7K −$4.54/SF
NOI
$32.1K $13.63/SF
Area
San Antonio, 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%
$642,200
Cap Rate 7%
$458,714
Cap Rate 9%
$356,778
Alternative Uses
Best Use
Office B
$458.7K
$401.4K – $535.2K
NOI $32,110 @ 7.0% cap · market cap 3.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$601.0K
$525.9K – $701.1K
NOI $42,068 @ 7.0% cap · market cap 4.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,178
Businesses Nearby
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
Market
Vacancy Rate% for Office in San Antonio, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Industrial land - Industrial land currently used as a construction laydown yard with C2 zoning and two on-site houses.
Where is this industrial land located?
The property is located at 12615 Judson San Antonio, TX.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: 5.8‑acre commercial property next to Sam’s Club at I‑35 and Judson Rd; C‑2S zoning; current use is a construction laydown yard; Parking for up to 100 spaces on‑site
