Two-Story Flex
For Sale
$475,000
1278 Bandera Rd, San Antonio, TX 78228
Adaptable commercial building with offices, open areas, kitchens, bathrooms, and covered outdoor space.
Property Size2,433 SF
Price / SF$195.23
Days on Market48
Property Features for 1278 Bandera Rd
General Information
Standard status
Active
Size
2,433 SF
Building Details
Year Built
1950
Listing Agency:
Uriah Real Estate Organization
(210) 315-8885
Listed By:
Uri Uriah · License #9002555
Source:
Shebaramos
Added: Jul 15
Changed: Aug 30
Last Checked: Aug 30 at 8:48PM
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 Uriah Real Estate Organization
Investment Insights
Based on property information with market context.
Built in 1950, this two-story flex space at 1278 Bandera Rd provides a range of enclosed and open areas for business operations. The first level includes private offices, an open gathering area, a full kitchen, and two full bathrooms. Upstairs, additional usable space is paired with another full kitchen, a full bathroom, and a covered patio. The configuration can support multiple users, departments, or functions within one facility.
The property has two ingress and egress points, on-site parking, and exposure along Bandera Road (TX-16). Its San Antonio setting places it near Loop 410, Interstate 10, Downtown San Antonio, St. Mary's University, and established retail and service activity. The address is 1278 Bandera Rd, San Antonio, TX 78228.
The property has two ingress and egress points, on-site parking, and exposure along Bandera Road (TX-16). Its San Antonio setting places it near Loop 410, Interstate 10, Downtown San Antonio, St. Mary's University, and established retail and service activity. The address is 1278 Bandera Rd, San Antonio, TX 78228.
Key Highlights
- 2,433 square feet of property size
- Two‑story layout with multiple private offices and open gathering space
- Two full kitchens, three full bathrooms, and a covered patio
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
$33,159
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
6.98%
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%
$663,180
$663.2K
Cap Rate 7%
$473,700
$473.7K
Cap Rate 9%
$368,433
$368.4K
Market Conditions
NOI Build-Up for 2,433 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
$53.7K $22.08/SF
− Vacancy
−$9.5K −$3.91/SF
EGI
$44.2K $18.17/SF
− OpEx
−$11.1K −$4.54/SF
NOI
$33.2K $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%
$663,180
Cap Rate 7%
$473,700
Cap Rate 9%
$368,433
Alternative Uses
Best Use
Office B
$473.7K
$414.5K – $552.7K
NOI $33,159 @ 7.0% cap · market cap 6.98%
Second Best
Industrial
$198.8K
$174.0K – $232.0K
NOI $13,918 @ 7.0% cap · market cap 2.93%
Theoretical Best
Office A
$620.6K
$543.0K – $724.1K
NOI $43,443 @ 7.0% cap · market cap 9.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
551
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78228, TX
56,369
Population
21,397
Households
2.6
Avg Household Size
37
Median Age
14%
College-Educated
74%
High-School Grad
10.9 sq mi
ZIP Area
5,171
Density / Sq Mi
$50,865
Median Household Income
$30,811
Median Earnings
$1,004
Median Rent
$164,700
Median Home Value
Market
Vacancy Rate% for Office in San Antonio, TX
Questions? Ask Rey
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Similar Off Market Nearby
- www chefjohnscateringsatx com — 608 John Adams Dr, San Antonio, TX 78228
Frequently Asked Questions
What type of property is this?
Flex space - Adaptable commercial building with offices, open areas, kitchens, bathrooms, and covered outdoor space.
Where is this flex space located?
The property is located at 1278 Bandera Rd San Antonio, TX.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 2,433 square feet of property size; Two‑story layout with multiple private offices and open gathering space; Two full kitchens, three full bathrooms, and a covered patio
