Dental Office in Universal
For Sale
Contact for pricing
1702 Pat Booker Rd, Universal City, TX 78148
Fully operational dental office with 10 exam rooms for sale.
Property Size2,893 SF
Price / SF$414.79
Days on Market184
Property Features for 1702 Pat Booker Rd
General Information
Standard status
Active
Size
2,893 SF
Class
B
Property subtype
Office
Zoning
C3
Building Details
Year Built
1982
Listing Agency:
Keller Williams Legacy
Listed By:
John Cannon · License #618616
Source:
Crexi
Added: Feb 20
Changed: Aug 8
Last Checked: Aug 8 at 6:40AM
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 Keller Williams Legacy
Investment Insights
Based on property information with market context.
This is a fully operational dental office located in the growing area of Universal City, TX. The property features 10 exam rooms, 3 restrooms, a break room, and 3 office spaces. A main lobby includes a reception area designed for 3 employees. The layout also includes 2 labs and an X-ray room. The property has 20 parking spaces. The dental office has been a top producing location for a national group for 20 years, but will cease operations on March 31, 2026, due to the corporation closing down several locations. The property is described as a plug-and-play dental office. The landlord has made many renovations to this office. The property size is 2893 square feet and is located on a hard corner.
Key Highlights
- Fully operational dental office, plug and play ready.
- Hard corner location in growing Universal City, TX.
- Top producing location with 20 years of operation history.
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
$46,606
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
3.88%
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%
$932,120
$932.1K
Cap Rate 7%
$665,800
$665.8K
Cap Rate 9%
$517,844
$517.8K
Market Conditions
NOI Build-Up for 2,893 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
$69.4K $24.00/SF
− Vacancy
−$7.3K −$2.52/SF
EGI
$62.1K $21.48/SF
− OpEx
−$15.5K −$5.37/SF
NOI
$46.6K $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%
$932,120
Cap Rate 7%
$665,800
Cap Rate 9%
$517,844
Alternative Uses
Best Use
Office B
$665.8K
$582.6K – $776.8K
NOI $46,606 @ 7.0% cap · market cap 3.88%
Second Best
Healthcare Medical
$576.7K
$504.6K – $672.8K
NOI $40,370 @ 7.0% cap · market cap 3.36%
Theoretical Best
Office A
$783.0K
$685.1K – $913.5K
NOI $54,810 @ 7.0% cap · market cap 4.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
759
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 78148, TX
21,569
Population
8,597
Households
2.5
Avg Household Size
37
Median Age
34%
College-Educated
96%
High-School Grad
9.6 sq mi
ZIP Area
2,247
Density / Sq Mi
$75,395
Median Household Income
$40,850
Median Earnings
$1,252
Median Rent
$249,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Veterinary Medical Association of Bexar County — 1706 Pat Booker Rd, Universal City, TX 78148
- Universal City Animal Hospital — 2510 Pat Booker Rd, Universal City, TX 78148
- VetIQ Petcare — 510 Kitty Hawk Rd, Universal City, TX 78148
- Butler Laurie DVM — 2510 Pat Booker Rd, Universal City, TX 78148
- Pat Booker Road Animal Hospital — 1706 Pat Booker Rd, Universal City, TX 78148
Frequently Asked Questions
What type of property is this?
Medical Office Space - Fully operational dental office with 10 exam rooms for sale.
Where is this medical office space located?
The property is located at 1702 Pat Booker Rd Universal City, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Fully operational dental office, plug and play ready.; Hard corner location in growing Universal City, TX.; Top producing location with 20 years of operation history.
