Storefront Retail
For Sale
$2,379,999
1602 West Kings Highway, San Antonio, TX 78201
Retail building with a spacious configuration for a range of commercial concepts.
Property Size16,169 SF
Price / SF$147.20
Days on Market145
Property Features for 1602 West Kings Highway
General Information
Standard status
Active
Size
16,169 SF
Property subtype
Retail
Building Details
Building Size
16,169 SF
Listing Agency:
St. Croix Capital Companies
(512) 665-7838
Listed By:
Daniel Fortner
(512) 665-7838
Source:
Stcroixcra
Added: Apr 8
Changed: Aug 29
Last Checked: Aug 29 at 3:32PM
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 St. Croix Capital Companies
Investment Insights
Based on property information with market context.
Storefront retail property at 1602 West Kings Highway in San Antonio, Texas. The building contains 16,169 square feet and is identified for retail and street retail use.
Its broad interior footprint supports flexibility in planning and merchandising, subject to the buyer’s intended use and applicable requirements. The property is located in the 78201 ZIP code.
Its broad interior footprint supports flexibility in planning and merchandising, subject to the buyer’s intended use and applicable requirements. The property is located in the 78201 ZIP code.
Key Highlights
- 16,169‑square‑foot retail building
- Storefront property suitable for retail and street retail uses
- Located at 1602 West Kings Highway, San Antonio, TX 78201
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
$216,442
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
9.09%
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%
$4,328,840
$4.3M
Cap Rate 7%
$3,092,029
$3.1M
Cap Rate 9%
$2,404,911
$2.4M
Market Conditions
NOI Build-Up for 16,169 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
$322.1K $19.92/SF
− Vacancy
−$12.9K −$0.80/SF
EGI
$309.2K $19.12/SF
− OpEx
−$92.8K −$5.74/SF
NOI
$216.4K $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%
$4,328,840
Cap Rate 7%
$3,092,029
Cap Rate 9%
$2,404,911
Alternative Uses
Best Use
Retail
$3.09M
$2.71M – $3.61M
NOI $216,442 @ 7.0% cap · market cap 9.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.12M
$3.61M – $4.81M
NOI $288,711 @ 7.0% cap · market cap 12.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,091
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 78201, TX
42,005
Population
18,661
Households
2.3
Avg Household Size
39
Median Age
17%
College-Educated
73%
High-School Grad
7.1 sq mi
ZIP Area
5,916
Density / Sq Mi
$46,129
Median Household Income
$30,517
Median Earnings
$1,033
Median Rent
$187,400
Median Home Value
Market
Vacancy Rate% for Retail 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?
Storefront property - Retail building with a spacious configuration for a range of commercial concepts.
Where is this storefront property located?
The property is located at 1602 West Kings Highway San Antonio, TX.
What is the asking price?
The asking price for this property is $2,379,999.
What are key features of this property?
This property features: 16,169‑square‑foot retail building; Storefront property suitable for retail and street retail uses; Located at 1602 West Kings Highway, San Antonio, TX 78201
