Retail Space Available for
For Sale
Contact for pricing
12980 Bandera Rd, Helotes, TX 78023
Retail space for sale, includes rent credit through January 2035.
Property Size13,176 SF
Price / SF$374.63
Days on Market197
Property Features for 12980 Bandera Rd
General Information
Standard status
Active
Size
13,176 SF
Class
A
Property subtype
Retail
Occupancy
100%
Lease Type
Absolute Net
Investment Type
Net Lease
Net Operating Income
$444,123
Building Details
Year Built
2009
Tenancy
Single
Listing Agency:
Net Leased Advisors
Listed By:
Matt Ragland · License #TX 646825
Source:
Crexi
Added: Jan 27
Changed: Aug 8
Last Checked: Aug 8 at 6:29AM
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 Net Leased Advisors
Investment Insights
Based on property information with market context.
This commercial real estate property features 13,176 square feet of retail space. The purchase price includes a full rent credit for the period from February 2032 through January 2035. The property is located on Bandera Road in Helotes, Texas.
Key Highlights
- Price inclusive of full rent credit
- Rent holiday from 2/2032 - 1/2035
- Year built: 2009
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
$175,315
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
3.55%
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%
$3,506,300
$3.5M
Cap Rate 7%
$2,504,500
$2.5M
Cap Rate 9%
$1,947,944
$1.9M
Market Conditions
NOI Build-Up for 13,176 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
$260.9K $19.80/SF
− Vacancy
−$10.4K −$0.79/SF
EGI
$250.4K $19.01/SF
− OpEx
−$75.1K −$5.70/SF
NOI
$175.3K $13.31/SF
Area
Bexar County, TX
Vacancy
4.00%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
30.00%
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%
$3,506,300
Cap Rate 7%
$2,504,500
Cap Rate 9%
$1,947,944
Alternative Uses
Best Use
Retail
$2.50M
$2.19M – $2.92M
NOI $175,315 @ 7.0% cap · market cap 3.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.57M
$3.12M – $4.16M
NOI $249,631 @ 7.0% cap · market cap 5.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
462
Businesses Nearby
Explore this area
Business Placement
Demographics for 78023, TX
30,295
Population
10,050
Households
3
Avg Household Size
40
Median Age
56%
College-Educated
97%
High-School Grad
89.8 sq mi
ZIP Area
337
Density / Sq Mi
$129,701
Median Household Income
$60,568
Median Earnings
$1,570
Median Rent
$393,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail space for sale, includes rent credit through January 2035.
Where is this retail space located?
The property is located at 12980 Bandera Rd Helotes, TX.
What is the asking price?
The asking price for this property is $4,936,127.
What are key features of this property?
This property features: Price inclusive of full rent credit; Rent holiday from 2/2032 - 1/2035; Year built: 2009
