Upgraded Office Building with Four
For Sale
$290,000
1211 Gladstone, San Antonio, TX 78225
Completely upgraded office property with four offices, multiple restrooms, and mini-split heating and cooling.
Property Size1,445 SF
Price / SF$200.69
Days on Market480
Property Features for 1211 Gladstone
General Information
Standard status
Active
Size
1,445 SF
Property subtype
General Commercial
Additional Details
Fenced Yard
Yes
Office Units
4
Taxes and HOA fees
Annual Taxes
$1,839
Amenities
kitchen
mini-splits
two entrances
front and back access
additional parking
Wall Air Conditioning
3
C-3R AND 4-R
4 Parking Spaces.
Exterior Lighting.
Building Details
Year Built
1955
Stories
1
Listing Agency:
Home Team of America
(210) 490-8000
Listed By:
Diana Rodriguez
Source:
Xome
Added: Apr 17, 2025
Changed: Aug 8
Last Checked: Aug 8 at 3:42AM
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 Home Team of America
Investment Insights
Based on property information with market context.
This upgraded office property offers four offices across a front and rear building. The front building contains three office spaces, including one main office with a kitchen and a full bath, plus two additional offices each with a half bath. The rear building provides a fourth office with a half bath. Heating and cooling are provided by mini-splits in both buildings.
The main building has two entrances, with both front and back access for additional parking. The property is fenced at both the front and rear for added security. The improvements, including electrical, plumbing, roof, walls, and the complete remodel, were completed with full city permits. The property is located next to an established H&R Block tax service.
The main building has two entrances, with both front and back access for additional parking. The property is fenced at both the front and rear for added security. The improvements, including electrical, plumbing, roof, walls, and the complete remodel, were completed with full city permits. The property is located next to an established H&R Block tax service.
Key Highlights
- Completely upgraded 1,445 SF office property with four office areas and multiple restrooms
- Floor plan includes three front offices (Main 1,045 SF plus two offices) and one back office (20' x 20')
- Multiple restrooms: one full bath and three half baths (including half baths in multiple offices)
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
$19,694
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
6.79%
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%
$393,880
$393.9K
Cap Rate 7%
$281,343
$281.3K
Cap Rate 9%
$218,822
$218.8K
Market Conditions
NOI Build-Up for 1,445 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
$31.9K $22.08/SF
− Vacancy
−$5.6K −$3.91/SF
EGI
$26.3K $18.17/SF
− OpEx
−$6.6K −$4.54/SF
NOI
$19.7K $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%
$393,880
Cap Rate 7%
$281,343
Cap Rate 9%
$218,822
Alternative Uses
Best Use
Office B
$281.3K
$246.2K – $328.2K
NOI $19,694 @ 7.0% cap · market cap 6.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$368.6K
$322.5K – $430.0K
NOI $25,802 @ 7.0% cap · market cap 8.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Office units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
542
Businesses Nearby
Explore this area
Business Placement
Demographics for 78225, TX
12,576
Population
5,410
Households
2.3
Avg Household Size
39
Median Age
13%
College-Educated
77%
High-School Grad
1.9 sq mi
ZIP Area
6,619
Density / Sq Mi
$46,829
Median Household Income
$33,185
Median Earnings
$1,082
Median Rent
$110,600
Median Home Value
Market
Vacancy Rate% for Office in San Antonio, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Completely upgraded office property with four offices, multiple restrooms, and mini-split heating and cooling.
Where is this office building located?
The property is located at 1211 Gladstone San Antonio, TX.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: Completely upgraded 1,445 SF office property with four office areas and multiple restrooms; Floor plan includes three front offices (Main 1,045 SF plus two offices) and one back office (20' x 20'); Multiple restrooms: one full bath and three half baths (including half baths in multiple offices)
