Upstairs Office
128 W Bandera Rd, Boerne, TX 78006
For Sale
Contact for pricing
Separate upstairs suites support professional office use in a central Boerne setting near banks, stores, and restaurants.
Property Size10,856 SF
Price / SF$0.06
Days on Market121
Property Features for 128 W Bandera Rd
General Information
Standard status
Size
Property subtype
Additional Details
Floor
Building Details
Year Built
Buildings
Tenancy
Listing Agency:
Mangus Realty Group
Listed By:
Tony Mangus · License #TX 9005511
(210) 413-8229
Source:
Hillcountryhomeseeker
Added: Jul 12
Changed: Nov 7
Last Checked: Nov 8 at 7:03AM
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 Mangus Realty Group
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Investment Insights
Based on property information with market context.
This office property contains separate suites on the second floor of a commercial building constructed in 1999. The configuration is suited to professional office users, with the available space positioned within an established building environment.
The property is located at 128 W Bandera Rd in Boerne, one block from S. Main Street. Banks, stores, and restaurants are nearby, providing convenient access to everyday services. The listed property size is 10,856, and the building offers a central setting for businesses seeking office space in Boerne.
The property is located at 128 W Bandera Rd in Boerne, one block from S. Main Street. Banks, stores, and restaurants are nearby, providing convenient access to everyday services. The listed property size is 10,856, and the building offers a central setting for businesses seeking office space in Boerne.
Key Highlights
- Separate office suites located upstairs
- 128 W Bandera Rd, Boerne, TX 78006
- One block from S. Main Street
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$147,955
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,959,100
$3.0M
Cap Rate 7%
$2,113,643
$2.1M
Cap Rate 9%
$1,643,944
$1.6M
Market Conditions
NOI Build-Up for 10,856 SF
Gross rent
$239.7K $22.08/SF
− Vacancy
−$42.4K −$3.91/SF
EGI
$197.3K $18.17/SF
− OpEx
−$49.3K −$4.54/SF
NOI
$148.0K $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 Rate 5%
$2,959,100
Cap Rate 7%
$2,113,643
Cap Rate 9%
$1,643,944
Alternative Uses
Best Use
Office B
$2.11M
$1.85M – $2.47M
NOI $147,955 @ 7.0% cap · market cap 24,659.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.77M
$2.42M – $3.23M
NOI $193,843 @ 7.0% cap · market cap 32,307.17%
Zoning and permitted uses should be independently verified with authorities.
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Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,137
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Properties on Market for Office Units in Boerne
Vacancy Rate% for Office in South region
Frequently Asked Questions
What type of property is this?
Office unit - Separate upstairs suites support professional office use in a central Boerne setting near banks, stores, and restaurants.
Where is this office unit located?
The property is located at 128 W Bandera Rd Boerne, TX.
What are key features of this property?
This property features: Separate office suites located upstairs; 128 W Bandera Rd, Boerne, TX 78006; One block from S. Main Street
