Class A Office
For Sale
$6,900,000
4306 De Zavala, San Antonio, TX 78249
Newly completed Class A office building in 2023, zoned O-2 and suited for medical or professional office use.
Property Size45,528 SF
Price / SF$151.56
Days on Market51
Property Features for 4306 De Zavala
General Information
Standard status
Active
Size
45,528 SF
Class
A
Total Parking Spaces
100
Property subtype
Commercial
Zoning
O-2
Additional Details
Highway Access
Yes
Building Details
Year Built
2022
Stories
1
Listing Agency:
DH Realty Partners, Inc
(210) 509-4911
Listed By:
Michael Hoover (hoover@dhrp.us)
Source:
Sanantoniosfinestrealty
Added: Jul 14
Changed: Aug 16
Last Checked: Sep 1 at 7:25PM
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 DH Realty Partners, Inc
Investment Insights
Based on property information with market context.
A newly completed 20,000 SF Class A office building finished in 2023, located within the Indian Woods Business Park development. The property is zoned O-2 and is suitable for medical or professional office use. Parking is provided at a ratio of 5 spaces per 1,000 SF.
Convenient access is available to Loop 1604, IH-10, Loop 410, Wurzbach Parkway, and Highway 281. The building sits within an established office and healthcare corridor with surrounding retail, medical, and professional service users.
This is the final available building within the development.
Convenient access is available to Loop 1604, IH-10, Loop 410, Wurzbach Parkway, and Highway 281. The building sits within an established office and healthcare corridor with surrounding retail, medical, and professional service users.
This is the final available building within the development.
Key Highlights
- New 20,000 SF Class A office building completed in 2023 within the Indian Woods Business Park development
- Zoned O‑2 and suitable for medical or professional office use
- Parking ratio of 5 spaces per 1,000 SF
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
$620,496
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
8.99%
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%
$12,409,920
$12.4M
Cap Rate 7%
$8,864,229
$8.9M
Cap Rate 9%
$6,894,400
$6.9M
Market Conditions
NOI Build-Up for 45,528 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
$1.01M $22.08/SF
− Vacancy
−$177.9K −$3.91/SF
EGI
$827.3K $18.17/SF
− OpEx
−$206.8K −$4.54/SF
NOI
$620.5K $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%
$12,409,920
Cap Rate 7%
$8,864,229
Cap Rate 9%
$6,894,400
Alternative Uses
Best Use
Office B
$8.86M
$7.76M – $10.34M
NOI $620,496 @ 7.0% cap · market cap 8.99%
Second Best
Healthcare Medical
$7.50M
$6.56M – $8.75M
NOI $525,138 @ 7.0% cap · market cap 7.61%
Theoretical Best
Office A
$11.61M
$10.16M – $13.55M
NOI $812,939 @ 7.0% cap · market cap 11.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
376
Businesses Nearby
Explore this area
Business Placement
Demographics for 78249, TX
56,996
Population
24,058
Households
2.4
Avg Household Size
30
Median Age
52%
College-Educated
96%
High-School Grad
14.5 sq mi
ZIP Area
3,931
Density / Sq Mi
$80,851
Median Household Income
$39,017
Median Earnings
$1,475
Median Rent
$284,200
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?
Office building - Newly completed Class A office building in 2023, zoned O-2 and suited for medical or professional office use.
Where is this office building located?
The property is located at 4306 De Zavala San Antonio, TX.
What is the asking price?
The asking price for this property is $6,900,000.
What are key features of this property?
This property features: New 20,000 SF Class A office building completed in 2023 within the Indian Woods Business Park development; Zoned O‑2 and suitable for medical or professional office use; Parking ratio of 5 spaces per 1,000 SF
