Commercial Flex Building with
For Sale
$1,350,000
9585 Braun Rd, San Antonio, TX 78254
Income-producing commercial building with leases in place through 2028 and prominent exposure along Braun Rd.
Property Size5,400 SF
Price / SF$250
Days on Market51
Property Features for 9585 Braun Rd
General Information
Standard status
Active
Size
5,400 SF
Total Parking Spaces
45
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1986
Stories
1
Listing Agency:
TriPoint Realty LLC
Listed By:
Nikki Moore (mooretxhomes@gmail.com)
Source:
Realtyvortex
Added: Jul 20
Changed: Sep 2
Last Checked: Sep 8 at 8:23AM
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 TriPoint Realty LLC
Investment Insights
Based on property information with market context.
This commercial flex property is currently income-producing, with leases in place through 2028. The layout supports flexible occupancy, and tenants may remain through the lease term or vacate earlier to accommodate a new owner-user, providing room for either continued investment or a refreshed operating plan. The property totals 5,400 square feet.
Located at 9585 Braun Rd in northwest San Antonio, the building offers exposure along Braun Road. Access to Loop 1604 and surrounding residential communities supports day-to-day convenience for customers and staff.
The property is presented for office, medical, retail, or service-based uses, aligning with a range of commercial tenancy needs in the area.
Located at 9585 Braun Rd in northwest San Antonio, the building offers exposure along Braun Road. Access to Loop 1604 and surrounding residential communities supports day-to-day convenience for customers and staff.
The property is presented for office, medical, retail, or service-based uses, aligning with a range of commercial tenancy needs in the area.
Key Highlights
- Income‑producing commercial building (built 1986) with existing leases in place through 2028
- High‑visibility frontage on Braun Rd with strong daily traffic counts
- Flexible option for an owner‑user with leases potentially allowing early vacancy
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
$73,596
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
5.45%
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%
$1,471,920
$1.5M
Cap Rate 7%
$1,051,371
$1.1M
Cap Rate 9%
$817,733
$817.7K
Market Conditions
NOI Build-Up for 5,400 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
$119.2K $22.08/SF
− Vacancy
−$21.1K −$3.91/SF
EGI
$98.1K $18.17/SF
− OpEx
−$24.5K −$4.54/SF
NOI
$73.6K $13.63/SF
Area
ZIP 78254
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%
$1,471,920
Cap Rate 7%
$1,051,371
Cap Rate 9%
$817,733
Alternative Uses
Best Use
Office B
$1.05M
$920.0K – $1.23M
NOI $73,596 @ 7.0% cap · market cap 5.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.38M
$1.21M – $1.61M
NOI $96,421 @ 7.0% cap · market cap 7.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
330
Businesses Nearby
Explore this area
Business Placement
Demographics for 78254, TX
72,791
Population
25,493
Households
2.9
Avg Household Size
33
Median Age
44%
College-Educated
95%
High-School Grad
20.2 sq mi
ZIP Area
3,604
Density / Sq Mi
$115,823
Median Household Income
$58,942
Median Earnings
$1,670
Median Rent
$298,800
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 - Income-producing commercial building with leases in place through 2028 and prominent exposure along Braun Rd.
Where is this office building located?
The property is located at 9585 Braun Rd San Antonio, TX.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Income‑producing commercial building (built 1986) with existing leases in place through 2028; High‑visibility frontage on Braun Rd with strong daily traffic counts; Flexible option for an owner‑user with leases potentially allowing early vacancy
