Office Building on
For Sale
Contact for pricing
13568 N Interstate 35, San Antonio, TX 78233
A 3,491-square-foot office building on nearly one acre with convenient access near major retail centers.
Property Size3,491 SF
Price / SF$228.87
Days on Market756
Property Features for 13568 N Interstate 35
General Information
Standard status
Active
Size
3,491 SF
Property subtype
OFFICE
Site & Location
Highway Access
Yes
Road Access
Yes
Listing Agency:
Valcor Commercial Real Estate
(210) 824-4242
Listed By:
Gary Stephens, CCIM
(210) 233-6577
Source:
Moodyscre
Added: Aug 20, 2024
Changed: Sep 12
Last Checked: Sep 13 at 4:53AM
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 Valcor Commercial Real Estate
Investment Insights
Based on property information with market context.
13568 N IH-35 is a 3,491-square-foot office building situated on nearly one acre of land. The property is offered for sale.
The building is located just minutes from IKEA and The Forum Shopping Center, in a high-traffic area along IH-35. Access to Loop 1604 and IH-35 is described as convenient.
This offering presents a straightforward standalone office building configuration for an owner-occupant or investor looking for a facility in the IH-35 corridor.
The building is located just minutes from IKEA and The Forum Shopping Center, in a high-traffic area along IH-35. Access to Loop 1604 and IH-35 is described as convenient.
This offering presents a straightforward standalone office building configuration for an owner-occupant or investor looking for a facility in the IH-35 corridor.
Key Highlights
- 3,491 SF office building on nearly 1 acre of land
- Located along IH‑35 in a high‑traffic area
- Just minutes from IKEA and The Forum Shopping Center
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
$47,578
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
5.95%
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%
$951,560
$951.6K
Cap Rate 7%
$679,686
$679.7K
Cap Rate 9%
$528,644
$528.6K
Market Conditions
NOI Build-Up for 3,491 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
$77.1K $22.08/SF
− Vacancy
−$13.6K −$3.91/SF
EGI
$63.4K $18.17/SF
− OpEx
−$15.9K −$4.54/SF
NOI
$47.6K $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%
$951,560
Cap Rate 7%
$679,686
Cap Rate 9%
$528,644
Alternative Uses
Best Use
Office B
$679.7K
$594.7K – $793.0K
NOI $47,578 @ 7.0% cap · market cap 5.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$890.5K
$779.2K – $1.04M
NOI $62,335 @ 7.0% cap · market cap 7.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
766
Businesses Nearby
Explore this area
Business Placement
Demographics for 78233, TX
49,442
Population
19,396
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
13.7 sq mi
ZIP Area
3,609
Density / Sq Mi
$73,729
Median Household Income
$41,817
Median Earnings
$1,456
Median Rent
$203,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - A 3,491-square-foot office building on nearly one acre with convenient access near major retail centers.
Where is this office building located?
The property is located at 13568 N Interstate 35 San Antonio, TX.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 3,491 SF office building on nearly 1 acre of land; Located along IH‑35 in a high‑traffic area; Just minutes from IKEA and The Forum Shopping Center
