Flex Building in Prime
For Sale
Contact for pricing
13318 Western Oak Dr, Helotes, TX 78023
Like new flex building with showroom and private offices.
Property Size4,960 SF
Price / SF$296.37
Days on Market182
Property Features for 13318 Western Oak Dr
General Information
Standard status
Active
Size
4,960 SF
Class
A
Property subtype
Industrial
Zoning
C-3NA
Building Details
Year Built
2017
Buildings
1
Stories
1
Listing Agency:
The Horn Company
Listed By:
Roy Horn III · License #TX 468733
Source:
Crexi
Added: Feb 11
Changed: Aug 8
Last Checked: Aug 12 at 12:47PM
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 The Horn Company
Investment Insights
Based on property information with market context.
This like-new flex building is located in a prime area experiencing a shortage of available properties. Originally custom-built for its owners, the property features a spacious reception area with high ceilings and a large showroom. The space is suitable for businesses selling products or those utilizing an open team concept. The layout includes 12 private offices and an extremely large conference/war room, complete with a breakroom/kitchen. Additionally, the property offers two-story storage and a fenced yard area with a gate. The building has a total size of 4960 square feet.
Key Highlights
- Like new flex building in a prime area with a shortage of available properties.
- Custom built with spacious high‑ceilings in reception area and large showroom.
- Includes 12 private offices and an extremely large conference/war‑room with breakroom/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
$79,906
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
5.44%
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%
$1,598,120
$1.6M
Cap Rate 7%
$1,141,514
$1.1M
Cap Rate 9%
$887,844
$887.8K
Market Conditions
NOI Build-Up for 4,960 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
$119.0K $24.00/SF
− Vacancy
−$12.5K −$2.52/SF
EGI
$106.5K $21.48/SF
− OpEx
−$26.6K −$5.37/SF
NOI
$79.9K $16.11/SF
Area
Bexar County, TX
Vacancy
10.50%
Lease Rate
$24.00 /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%
$1,598,120
Cap Rate 7%
$1,141,514
Cap Rate 9%
$887,844
Alternative Uses
Best Use
Office B
$1.14M
$998.8K – $1.33M
NOI $79,906 @ 7.0% cap · market cap 5.44%
Second Best
Flex RnD
$572.9K
$501.3K – $668.4K
NOI $40,104 @ 7.0% cap · market cap 2.73%
Theoretical Best
Office A
$1.34M
$1.17M – $1.57M
NOI $93,972 @ 7.0% cap · market cap 6.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
253
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78023, TX
30,295
Population
10,050
Households
3
Avg Household Size
40
Median Age
56%
College-Educated
97%
High-School Grad
89.8 sq mi
ZIP Area
337
Density / Sq Mi
$129,701
Median Household Income
$60,568
Median Earnings
$1,570
Median Rent
$393,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Like new flex building with showroom and private offices.
Where is this flex space located?
The property is located at 13318 Western Oak Dr Helotes, TX.
What is the asking price?
The asking price for this property is $1,470,000.
What are key features of this property?
This property features: Like new flex building in a prime area with a shortage of available properties.; Custom built with **spacious high‑ceilings in reception area and large showroom.**; Includes 12 private offices and an **extremely large conference/war‑room with breakroom/kitchen.**
