Building Details

Year Built 2007

Buildings 2

Building Size 2,244 SF

Listing Agency: Galm Real Estate, LLC

Listed By: Kari Menchaca · License #651976 Show Phone

Source: Shebaramos

Added: Jul 30 Changed: Sep 8 Last Checked: Sep 11 at 3:52PM

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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 Galm Real Estate, LLC

Investment Insights

Based on property information with market context.

This mixed-use property includes 2.98 acres and a 2,244-square-foot building constructed in 2007. The interior features 3 private rooms, 2 bathrooms, two living areas, a dining area, and an eat-in kitchen. The layout can accommodate private offices, conference rooms, reception areas, break rooms, or client meeting spaces, subject to buyer verification and any required approvals. Improvements include a 2-car attached garage, an additional 2-car carport, a storage building, sprinkler system, and high-speed internet.

The fully fenced property offers 584+- feet of road frontage along highly traveled FM 476 in the Poteet area, with access to Poteet, Pleasanton, Jourdanton, and South San Antonio. The acreage provides space for additional parking, equipment storage, outdoor display areas, future expansion, or contractor yard space, subject to applicable approvals.

Key Highlights

• 2.98 acres with 584+- feet of road frontage along FM 476
• 2,244‑square‑foot building constructed in 2007
• Interior includes 3 private rooms, 2 bathrooms, two living areas, dining area, and eat‑in kitchen

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

$22,216

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

5.70%

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%

$444,320 $444.3K

Cap Rate 7%

$317,371 $317.4K

Cap Rate 9%

$246,844 $246.8K

Market Conditions

NOI Build-Up for 2,244 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

$40.4K $18.00/SF

− Vacancy

−$4.8K −$2.16/SF

EGI

$35.5K $15.84/SF

− OpEx

−$13.3K −$5.94/SF

NOI

$22.2K $9.90/SF

Area

Atascosa County, TX

Vacancy

12.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

37.50%

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%

$444,320

Cap Rate 7%

$317,371

Cap Rate 9%

$246,844

Alternative Uses

Best Use

Mixed Use

$317.4K

$277.7K – $370.3K (±1% cap)

NOI $22,216 @ 7.0% cap · market cap 5.70%

Second Best

—

—

no second resolved use

Theoretical Best

Hotel Hospitality

$1.69M

$1.48M – $1.97M (±1% cap)

NOI $118,315 @ 7.0% cap · market cap 30.34%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Mixed-use properties

Suggested Use

Top Pick Kitchen & Bath Showroom

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Sprinkler system

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

3

Businesses Nearby

Explore this area Business Placement

Demographics for 78065, TX

12,048

Population

4,105

Households

2.9

Avg Household Size

37

Median Age

12%

College-Educated

81%

High-School Grad

173.9 sq mi

ZIP Area

69

Density / Sq Mi

$63,653

Median Household Income

$33,043

Median Earnings

$959

Median Rent

$136,400

Median Home Value

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Fenced commercial acreage includes an adaptable building, attached garage, carport, storage, sprinklers, and high-speed internet.

Where is this mixed-use property located?

The property is located at 4044 W Fm 476 Poteet, TX.

What is the asking price?

The asking price for this property is $389,900.

What are key features of this property?

This property features: 2.98 acres with 584+- feet of road frontage along FM 476; 2,244‑square‑foot building constructed in 2007; Interior includes 3 private rooms, 2 bathrooms, two living areas, dining area, and eat‑in kitchen