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    One-Story Retail Suites with High Ceilings Title is generated by Realmo AI

    127 Old San Antonio Rd, Boerne, TX 78006

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    Pre-lease 1,250+ SF one-story retail suites with 15–20' ceilings at a Parkway Drive/Old San Antonio Rd intersection.

    Type:Retail
    Property size:
    14,676 SF
    Added:
    May 29, 2026
    Days on Market:
    11
    Last Refresh:
    Jun 6 at 3:25 am

    Property Features for 127 Old San Antonio Rd

    General Information

    Standard status
    Active
    Size
    14,676 SF
    Property subtype
    Retail

    Building Details

    Year Built
    2026

    Spaces For Lease

    at 127 Old San Antonio Rd Contact us

    We can help!

    Listing Contact
    Santiago Gutierrez

    Listing agent Santiago Gutierrez License #724617

    Listing office Coldwell Banker Commercial - RGV

    Listing date May 29, 2026

    Source Crexi

    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 Coldwell Banker Commercial - RGV

    HighLights

    • 14,676 SF prime retail space coming soon with 1,250+ SF suites available for pre‑lease
    • One‑story retail suites with 15–20' ceiling height
    • Located at the intersection of Parkway Drive and Old San Antonio Road, seconds from IH‑10
    • Nearby: Kendall Elementary, Boerne Middle School South, AMC Theatre, Land Rover & Jaguar dealerships, and Roots at Boerne apartments

    Overview

    A total of 14,676 SF of retail space is scheduled to come available for pre-lease, featuring one-story layouts with 15–20' ceiling heights. Multiple suites are available starting at 1,250+ SF, providing a range of configuration options for retail tenants needing adaptable ground-floor space.

    The property is located at the intersection of Parkway Drive and Old San Antonio Road, seconds from IH-10. Nearby uses include Kendall Elementary, Boerne Middle School South, AMC Theatre, Land Rover & Jaguar Dealerships, Roots at Boerne Apartment Complex, The Dugout Baseball, and Seven Oaks Medical Park.

    This offering is well suited for retailers looking for straightforward, street-level merchandising with meaningful ceiling height to support signage and interior build-outs. The mix of nearby schools, entertainment, dealerships, multifamily, and medical office activity creates a practical tenant environment for local and destination-oriented retail concepts, with suite sizes available for pre-lease planning.
    Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Nail Salon Building Supply Gym & Fitness Center Big Box & Wholesale Store Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boerne
    County
    Kendall
    State
    Texas
    Longitude
    -98.7085518
    Latitude
    29.7625898

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    FAQs

    What type of property is this?
    Retail space - Pre-lease 1,250+ SF one-story retail suites with 15–20' ceilings at a Parkway Drive/Old San Antonio Rd intersection.
    Where is this retail space located?
    The property is located at 127 Old San Antonio Rd Boerne, TX.
    What are key features of this property?
    This property features: 14,676 SF prime retail space coming soon with 1,250+ SF suites available for pre‑lease; One‑story retail suites with 15–20' ceiling height; Located at the intersection of Parkway Drive and Old San Antonio Road, seconds from IH‑10
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Santiago Gutierrez
    Real Estate License ID: 724617
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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