Storefront Property with Rear
New
For Sale
$159,000
1307 Culebra Rd, San Antonio, TX 78201
Formerly used for retail, the property includes a paved area behind the building for on-site parking.
Property Size788 SF
Price / SF$201.78
Days on Market5
Property Features for 1307 Culebra Rd
General Information
Standard status
Active
Size
788 SF
Property Condition
Severity
Repairs Needed
Evidence
in fair condition
Building Details
Year Built
1940
Listing Agency:
David Romo Real Estate, LLC
Listed By:
David Romo · License #196937
(210) 495-9622
Source:
Shebaramos
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 13 at 1:14PM
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 David Romo Real Estate, LLC
Investment Insights
Based on property information with market context.
This storefront property was built in 1940 and formerly operated as a retail business. The building is described as being in fair condition and includes a paved parking area at the rear.
The property is located near Zarzamora and IH 10 W. Its existing storefront configuration, former retail use, and rear parking area are the primary physical characteristics identified for the offering.
The property is located near Zarzamora and IH 10 W. Its existing storefront configuration, former retail use, and rear parking area are the primary physical characteristics identified for the offering.
Key Highlights
- Former retail business
- Paved rear parking area
- Built in 1940
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
$10,548
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
6.63%
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%
$210,960
$211.0K
Cap Rate 7%
$150,686
$150.7K
Cap Rate 9%
$117,200
$117.2K
Market Conditions
NOI Build-Up for 788 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
$15.7K $19.92/SF
− Vacancy
−$628 −$0.80/SF
EGI
$15.1K $19.12/SF
− OpEx
−$4.5K −$5.74/SF
NOI
$10.5K $13.39/SF
Area
San Antonio, TX
Vacancy
4.00%
Lease Rate
$19.92 /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%
$210,960
Cap Rate 7%
$150,686
Cap Rate 9%
$117,200
Alternative Uses
Best Use
Retail
$150.7K
$131.9K – $175.8K
NOI $10,548 @ 7.0% cap · market cap 6.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$201.0K
$175.9K – $234.5K
NOI $14,070 @ 7.0% cap · market cap 8.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
680
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78201, TX
42,005
Population
18,661
Households
2.3
Avg Household Size
39
Median Age
17%
College-Educated
73%
High-School Grad
7.1 sq mi
ZIP Area
5,916
Density / Sq Mi
$46,129
Median Household Income
$30,517
Median Earnings
$1,033
Median Rent
$187,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in San Antonio, TX
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Similar Off Market Nearby
- Charritos Florist — 2023 N Zarzamora St, San Antonio, TX 78201
Frequently Asked Questions
What type of property is this?
Storefront property - Formerly used for retail, the property includes a paved area behind the building for on-site parking.
Where is this storefront property located?
The property is located at 1307 Culebra Rd San Antonio, TX.
What is the asking price?
The asking price for this property is $159,000.
What are key features of this property?
This property features: Former retail business; Paved rear parking area; Built in 1940
