Flex Space with Living
For Sale
Contact for pricing
Pending
7890 Richter Rd, Elmendorf, TX 78112
Corner commercial property with a substantial building and separate on-site living quarters at a signalized intersection.
Property Size5,700 SF
Lot Size3.30 Acres
Days on Market476
Property Features for 7890 Richter Rd
General Information
Standard status
Pending
Size
5,700 SF
Lot size
3.30 Acres
Property subtype
Retail
Additional Details
Road Access
Yes
Building Details
Stories
1
Listing Agency:
Eagle Ford Real Estate
(210) 317-2065
Listed By:
Romelda Cantu · License #617822
Source:
Crexi
Added: May 14, 2025
Changed: Aug 30
Last Checked: Sep 1 at 6:02AM
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 Eagle Ford Real Estate
Investment Insights
Based on property information with market context.
This flex space property includes a 5,700-square-foot building on 3.3 acres, along with separate living quarters located on the site. The configuration combines commercial improvements with an additional residential component within the same property.
Positioned on a corner at a signalized intersection, the property is located at 7890 Richter Rd in Elmendorf, Texas. A brand-new gas station development is adjacent to the site, adding an established commercial development context to the surrounding area.
Positioned on a corner at a signalized intersection, the property is located at 7890 Richter Rd in Elmendorf, Texas. A brand-new gas station development is adjacent to the site, adding an established commercial development context to the surrounding area.
Key Highlights
- 3.3‑acre commercial property with a 5,700‑square‑foot building
- Separate on‑site living quarters
- Corner lot at a signalized intersection
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
$46,087
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
3.29%
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%
$921,740
$921.7K
Cap Rate 7%
$658,386
$658.4K
Cap Rate 9%
$512,078
$512.1K
Market Conditions
NOI Build-Up for 5,700 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
$74.6K $13.08/SF
− Vacancy
−$3.7K −$0.64/SF
EGI
$70.9K $12.44/SF
− OpEx
−$24.8K −$4.35/SF
NOI
$46.1K $8.09/SF
Area
Bexar County, TX
Vacancy
4.90%
Lease Rate
$13.08 /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%
$921,740
Cap Rate 7%
$658,386
Cap Rate 9%
$512,078
Alternative Uses
Best Use
Flex RnD
$658.4K
$576.1K – $768.1K
NOI $46,087 @ 7.0% cap · market cap 3.29%
Second Best
Warehouse
$565.3K
$494.7K – $659.5K
NOI $39,572 @ 7.0% cap · market cap 2.83%
Theoretical Best
Office A
$1.54M
$1.35M – $1.80M
NOI $107,992 @ 7.0% cap · market cap 7.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
76
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 78112, TX
9,591
Population
3,695
Households
2.6
Avg Household Size
34
Median Age
9%
College-Educated
78%
High-School Grad
51.4 sq mi
ZIP Area
187
Density / Sq Mi
$54,445
Median Household Income
$38,397
Median Earnings
$1,271
Median Rent
$120,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Corner commercial property with a substantial building and separate on-site living quarters at a signalized intersection.
Where is this flex space located?
The property is located at 7890 Richter Rd Elmendorf, TX.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 3.3‑acre commercial property with a 5,700‑square‑foot building; Separate on‑site living quarters; Corner lot at a signalized intersection
