Freestanding Restaurant
New
For Sale
$2,675,000
17776 Blanco Rd, San Antonio, TX 78232
C2-zoned property with an open commercial layout suited to restaurant operations and other stated commercial uses.
Property Size8,794 SF
Lot Size1.47 Acres
Price / SF$304.18
Days on Market5
Property Features for 17776 Blanco Rd
General Information
Standard status
Active
Size
8,794 SF
Lot size
1.47 Acres
Property subtype
Restaurant/Bar
Zoning
C2
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1996
Buildings
1
Construction
steel and concrete block
Listing Agency:
Nexthome Leading Edge Realty
(210) 825-5807
Listed By:
Emilio Arroyo · License #525708,PersonLicenseNumber
(210) 825-5807
Source:
Pioneerrealtypartners
Added: Aug 5
Changed: Aug 9
Last Checked: Aug 9 at 4:26AM
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 Nexthome Leading Edge Realty
Investment Insights
Based on property information with market context.
Built in 1996, this 8,794-square-foot commercial building occupies 1.474 acres and is classified for conventional restaurant use. Steel framing and concrete block construction provide the primary building structure, while the open interior layout supports restaurant operations and the additional commercial applications identified for the property, including retail, showroom, medical, fitness, entertainment, office, automotive, church, and educational uses.
The property is located at 17776 Blanco Rd in San Antonio, with access to Blanco Road and proximity to Loop 1604. Its C2 zoning and sizable site provide a straightforward platform for continued restaurant use or another permitted commercial operation.
The property is located at 17776 Blanco Rd in San Antonio, with access to Blanco Road and proximity to Loop 1604. Its C2 zoning and sizable site provide a straightforward platform for continued restaurant use or another permitted commercial operation.
Key Highlights
- 8,794‑square‑foot commercial building on 1.474 acres
- Conventional restaurant property with C2 zoning
- Open floor plan supports restaurant and other stated commercial uses
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
$133,658
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
5.00%
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%
$2,673,160
$2.7M
Cap Rate 7%
$1,909,400
$1.9M
Cap Rate 9%
$1,485,089
$1.5M
Market Conditions
NOI Build-Up for 8,794 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
$184.7K $21.00/SF
− Vacancy
−$6.5K −$0.74/SF
EGI
$178.2K $20.27/SF
− OpEx
−$44.6K −$5.07/SF
NOI
$133.7K $15.20/SF
Area
San Antonio, TX
Vacancy
3.50%
Lease Rate
$21.00 /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%
$2,673,160
Cap Rate 7%
$1,909,400
Cap Rate 9%
$1,485,089
Alternative Uses
Best Use
Specialty Retail
$1.91M
$1.67M – $2.23M
NOI $133,658 @ 7.0% cap · market cap 5.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.24M
$1.96M – $2.62M
NOI $157,024 @ 7.0% cap · market cap 5.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
544
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78232, TX
35,397
Population
16,369
Households
2.2
Avg Household Size
42
Median Age
50%
College-Educated
96%
High-School Grad
11.9 sq mi
ZIP Area
2,975
Density / Sq Mi
$84,633
Median Household Income
$48,586
Median Earnings
$1,404
Median Rent
$345,300
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.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - C2-zoned property with an open commercial layout suited to restaurant operations and other stated commercial uses.
Where is this conventional restaurant located?
The property is located at 17776 Blanco Rd San Antonio, TX.
What is the asking price?
The asking price for this property is $2,675,000.
What are key features of this property?
This property features: 8,794‑square‑foot commercial building on 1.474 acres; Conventional restaurant property with C2 zoning; Open floor plan supports restaurant and other stated commercial uses
