Multi-Tenant Retail Property For
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13860 Nacogdoches Rd, San Antonio, TX 78217
6,817 SF retail property in Northeast San Antonio.
Property Size6,817 SF
Price / SF$175.88
Days on Market359
Property Features for 13860 Nacogdoches Rd
General Information
Standard status
Active
Size
6,817 SF
Property subtype
Retail
Zoning
Commercial
Occupancy
71%
Investment Type
Owner/User
Building Details
Year Built
1985
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
Llano Realty Partners
(855) 450-0442
Listed By:
Christopher Moran · License #TX 727245
Source:
Crexi
Added: Aug 29, 2025
Changed: Aug 22
Last Checked: Aug 21 at 5:52PM
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 Llano Realty Partners
Investment Insights
Based on property information with market context.
The property at 13860 Nacogdoches Rd is a 6,817 SF multi-tenant retail property located in Northeast San Antonio. The property features new metal roofing, one new HVAC unit, and monument signage. It provides convenient access to Loop 410, IH-35, and Nacogdoches Road, and is situated near major intersections. This location is suitable for various business types, including retail, office, or service-oriented enterprises. The property can accommodate partial occupancy by a new owner.
Key Highlights
- 6,817 SF multi‑tenant retail property suitable for retail, office, or service‑oriented businesses.
- New metal roofing and one new HVAC unit.
- Easy access to Loop 410, IH‑35, and Nacogdoches Road.
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
$91,254
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
7.61%
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%
$1,825,080
$1.8M
Cap Rate 7%
$1,303,629
$1.3M
Cap Rate 9%
$1,013,933
$1.0M
Market Conditions
NOI Build-Up for 6,817 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
$135.8K $19.92/SF
− Vacancy
−$5.4K −$0.80/SF
EGI
$130.4K $19.12/SF
− OpEx
−$39.1K −$5.74/SF
NOI
$91.3K $13.39/SF
Area
San Antonio, TX
Vacancy
4.00%
Lease Rate
$19.92 /SF/Yr
Expense Ratio
30.00%
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%
$1,825,080
Cap Rate 7%
$1,303,629
Cap Rate 9%
$1,013,933
Alternative Uses
Best Use
Retail
$1.30M
$1.14M – $1.52M
NOI $91,254 @ 7.0% cap · market cap 7.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.74M
$1.52M – $2.03M
NOI $121,723 @ 7.0% cap · market cap 10.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
729
Businesses Nearby
Explore this area
Business Placement
Demographics for 78217, TX
33,562
Population
16,179
Households
2.1
Avg Household Size
36
Median Age
30%
College-Educated
91%
High-School Grad
10.1 sq mi
ZIP Area
3,323
Density / Sq Mi
$56,852
Median Household Income
$33,931
Median Earnings
$1,186
Median Rent
$216,100
Median Home Value
Market
Vacancy Rate% for Retail in San Antonio, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - 6,817 SF retail property in Northeast San Antonio.
Where is this retail space located?
The property is located at 13860 Nacogdoches Rd San Antonio, TX.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: 6,817 SF multi‑tenant retail property suitable for retail, office, or service‑oriented businesses.; New metal roofing and one new HVAC unit.; Easy access to Loop 410, IH‑35, and Nacogdoches Road.
