Building Details

Year Built 2013

Listing Agency: Keller Williams City-View k***@kw.com Show Phone

Listed By: Shannon Richardson

Source: Sarahildebrandaguilera

Added: Jul 12 Changed: Aug 28 Last Checked: Aug 29 at 12:17PM

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Investment Insights

Based on property information with market context.

This flex-space property occupies a 2.32-acre hard-corner site along FM 2790 S in LaCoste. The improvements include an office, a shop with lift, a workshop, two storage buildings, and an exterior bathroom. A large open yard provides usable outdoor space for equipment, vehicles, materials, customer parking, or outdoor seating.

The tract is fully fenced and has three gated entrances, creating multiple points of access across the site. Its location on FM 2790 S provides a visible setting with connections to LaCoste, Castroville, Lytle, and San Antonio. The existing combination of enclosed improvements and open yard space can accommodate operations involving trade services, contracting, equipment storage, automotive or welding activities, food service concepts, outdoor retail, or similar commercial uses, subject to verification of zoning, utilities, permitted uses, and development requirements.

Key Highlights

• 2.32‑acre hard‑corner commercial site on FM 2790 S
• Fully fenced property with three gated entrances
• Existing office, shop with lift, and workshop

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

$20,639

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

2.85%

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%

$412,780 $412.8K

Cap Rate 7%

$294,843 $294.8K

Cap Rate 9%

$229,322 $229.3K

Market Conditions

NOI Build-Up for 1,960 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

$35.3K $18.00/SF

− Vacancy

−$3.5K −$1.80/SF

EGI

$31.8K $16.20/SF

− OpEx

−$11.1K −$5.67/SF

NOI

$20.6K $10.53/SF

Area

Medina County, TX

Vacancy

10.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

35.00%

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%

$412,780

Cap Rate 7%

$294,843

Cap Rate 9%

$229,322

Alternative Uses

Best Use

Flex RnD

$294.8K

$258.0K – $344.0K (±1% cap)

NOI $20,639 @ 7.0% cap · market cap 2.85%

Second Best

Warehouse

$203.5K

$178.1K – $237.4K (±1% cap)

NOI $14,244 @ 7.0% cap · market cap 1.96%

Theoretical Best

Office A

$500.0K

$437.5K – $583.3K (±1% cap)

NOI $34,997 @ 7.0% cap · market cap 4.83%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Suggested Use

Top Pick HVAC Service Furniture & Home Goods Grocery & Convenience Store (Bike/Boat/Book/etc) Store Bakery Barber Shop

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

Fenced yard

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

6

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 78039, TX

1,795

Population

889

Households

2

Avg Household Size

42

Median Age

16%

College-Educated

91%

High-School Grad

20.8 sq mi

ZIP Area

86

Density / Sq Mi

$74,013

Median Household Income

$42,263

Median Earnings

$1,068

Median Rent

$122,600

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this flex space 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?

Flex space - Office, shop, storage buildings, and gated outdoor space support varied commercial operations.

Where is this flex space located?

The property is located at 13019 Fm 2790 La Coste, TX.

What is the asking price?

The asking price for this property is $725,000.

What are key features of this property?

This property features: 2.32‑acre hard‑corner commercial site on FM 2790 S; Fully fenced property with three gated entrances; Existing office, shop with lift, and workshop