Divisible Office
For Sale
Contact for pricing
1314 E Sonterra Blvd, San Antonio, TX 78258
Office suite built in 2017 offers 4,737 rsf and divisibility into two separate spaces.
Property Size4,737 SF
Price / SF$360
Days on Market203
Property Features for 1314 E Sonterra Blvd
General Information
Standard status
Active
Size
4,737 SF
Total Parking Spaces
1
Property subtype
OFFICE
Building Details
Year Built
2017
Listing Agency:
Endura Advisory Group
(210) 366-2222
Listed By:
David Held · License #319600
(210) 918-6401
Source:
Moodyscre
Added: Feb 23
Changed: Sep 9
Last Checked: Sep 14 at 10:01AM
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 Endura Advisory Group
Investment Insights
Based on property information with market context.
Suite 2206 is a divisible office space within a commercial building constructed in 2017. The suite totals 4,737 rsf and can be split into two spaces measuring 2,176 rsf and 2,561 rsf.
Parking is available at an overall ratio of 4.5 spaces per 1,000 rsf as quoted by the developer, and the suite includes 1 deeded reserved parking space.
This configuration supports both single-tenant occupancy and occupancy by two separate organizations, depending on how the suite is divided.
Parking is available at an overall ratio of 4.5 spaces per 1,000 rsf as quoted by the developer, and the suite includes 1 deeded reserved parking space.
This configuration supports both single-tenant occupancy and occupancy by two separate organizations, depending on how the suite is divided.
Key Highlights
- Suite 2206 office built in 2017 offering 4,737 RSF
- Divisible into two separate spaces: 2,176 RSF and 2,561 RSF
- Parking ratio of 4.5 per 1,000 SF (as quoted by developer), plus 1 deeded reserved parking space
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
$64,560
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
3.79%
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%
$1,291,200
$1.3M
Cap Rate 7%
$922,286
$922.3K
Cap Rate 9%
$717,333
$717.3K
Market Conditions
NOI Build-Up for 4,737 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
$104.6K $22.08/SF
− Vacancy
−$18.5K −$3.91/SF
EGI
$86.1K $18.17/SF
− OpEx
−$21.5K −$4.54/SF
NOI
$64.6K $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%
$1,291,200
Cap Rate 7%
$922,286
Cap Rate 9%
$717,333
Alternative Uses
Best Use
Office B
$922.3K
$807.0K – $1.08M
NOI $64,560 @ 7.0% cap · market cap 3.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,583 @ 7.0% cap · market cap 4.96%
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
2,305
Businesses Nearby
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Business Placement
Demographics for 78258, TX
51,073
Population
20,640
Households
2.5
Avg Household Size
38
Median Age
61%
College-Educated
97%
High-School Grad
17.4 sq mi
ZIP Area
2,935
Density / Sq Mi
$116,133
Median Household Income
$62,079
Median Earnings
$1,720
Median Rent
$446,700
Median Home Value
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Market
Vacancy Rate% for Office in San Antonio, TX
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Frequently Asked Questions
What type of property is this?
Office units - Office suite built in 2017 offers 4,737 rsf and divisibility into two separate spaces.
Where is this office units located?
The property is located at 1314 E Sonterra Blvd San Antonio, TX.
What is the asking price?
The asking price for this property is $1,705,320.
What are key features of this property?
This property features: Suite 2206 office built in 2017 offering 4,737 RSF; Divisible into two separate spaces: 2,176 RSF and 2,561 RSF; Parking ratio of 4.5 per 1,000 SF (as quoted by developer), plus 1 deeded reserved parking space
