Professional Office Building with Waiting
For Sale
$1,150,000
16007 Via Shavano, San Antonio, TX 78249
Turnkey 2,650-square-foot office building configured for a medical practice with private offices, waiting area, and soundproofing.
Property Size2,650 SF
Price / SF$433.96
Days on Market69
Property Features for 16007 Via Shavano
General Information
Standard status
Active
Size
2,650 SF
Property subtype
Business/Professional Park
Building Details
Year Built
2008
Listing Agency:
Century 21 Scott Myers, REALTORS
(210) 479-1222
Listed By:
Norman Muller
(210) 827-9832
Source:
Pioneerrealtypartners
Added: Jun 29
Changed: Sep 4
Last Checked: Sep 5 at 7:34AM
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 Century 21 Scott Myers, REALTORS
Investment Insights
Based on property information with market context.
This finished professional office building totals 2,650 square feet and is currently configured as a medical practice. The interior layout includes multiple private offices, a waiting area, two restrooms, and a staff break room, along with supporting spaces for day-to-day operations. The property also features specialized soundproofing between offices and zoned HVAC for comfort and privacy.
The building is located within Shavano Commons Business Park in Northwest San Antonio. The floor plan is designed for professional use and is described as adaptable for other professional service businesses.
As presented, the property offers an owner-user or investor a turnkey office asset with executive-level finishes and a functional, client-facing waiting area.
The building is located within Shavano Commons Business Park in Northwest San Antonio. The floor plan is designed for professional use and is described as adaptable for other professional service businesses.
As presented, the property offers an owner-user or investor a turnkey office asset with executive-level finishes and a functional, client-facing waiting area.
Key Highlights
- 2,650‑square‑foot professional office building built in 2008 in Shavano Commons Business Park
- Currently configured as a medical practice, with layout adaptable for other professional office uses
- Includes multiple private offices, a waiting area, two restrooms, and a staff break room
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
$36,117
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
3.14%
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%
$722,340
$722.3K
Cap Rate 7%
$515,957
$516.0K
Cap Rate 9%
$401,300
$401.3K
Market Conditions
NOI Build-Up for 2,650 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
$58.5K $22.08/SF
− Vacancy
−$10.4K −$3.91/SF
EGI
$48.2K $18.17/SF
− OpEx
−$12.0K −$4.54/SF
NOI
$36.1K $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%
$722,340
Cap Rate 7%
$515,957
Cap Rate 9%
$401,300
Alternative Uses
Best Use
Office B
$516.0K
$451.5K – $602.0K
NOI $36,117 @ 7.0% cap · market cap 3.14%
Second Best
Healthcare Medical
$436.7K
$382.1K – $509.4K
NOI $30,566 @ 7.0% cap · market cap 2.66%
Theoretical Best
Office A
$676.0K
$591.5K – $788.6K
NOI $47,318 @ 7.0% cap · market cap 4.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
638
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78249, TX
56,996
Population
24,058
Households
2.4
Avg Household Size
30
Median Age
52%
College-Educated
96%
High-School Grad
14.5 sq mi
ZIP Area
3,931
Density / Sq Mi
$80,851
Median Household Income
$39,017
Median Earnings
$1,475
Median Rent
$284,200
Median Home Value
Market
Vacancy Rate% for Office in San Antonio, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Turnkey 2,650-square-foot office building configured for a medical practice with private offices, waiting area, and soundproofing.
Where is this medical office space located?
The property is located at 16007 Via Shavano San Antonio, TX.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 2,650‑square‑foot professional office building built in 2008 in Shavano Commons Business Park; Currently configured as a medical practice, with layout adaptable for other professional office uses; Includes multiple private offices, a waiting area, two restrooms, and a staff break room
