Open-Plan Mixed-Use
New
For Sale
$2,675,000
17776 Blanco Rd, San Antonio, TX 78232
San Antonio, TX
Property Size7,209 SF
Lot Size1.47 Acres
Price / SF$371.06
Days on Market1
Property Features for 17776 Blanco Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
Size
7,209 SF
Lot size
1.47 Acres
Building Details
Year built
1996
Listing Agency:
NextHome Leading Edge Realty
(210) 862-8663
Listed By:
Emilio Arroyo · License #525708,PersonLicenseNumber
(210) 825-5807
Added: Aug 28
Last Checked: Aug 28 at 4:06PM
MLS# 2005976
Copyright © 2026 NextHome, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use commercial property features an open interior plan within a building constructed from steel and concrete block. The layout is described as suitable for retail, showroom, medical, fitness, entertainment, restaurant, office, automotive, church, educational, and other mixed commercial operations. The property was built in 1996 and is zoned C2.
Located at 17776 Blanco Rd in San Antonio, the site is positioned near Loop 1604 with access from Blanco Road. The property information also identifies on-site parking and customer access as site features. Its configuration supports a range of commercial operating formats without relying on a subdivided suite layout.
Located at 17776 Blanco Rd in San Antonio, the site is positioned near Loop 1604 with access from Blanco Road. The property information also identifies on-site parking and customer access as site features. Its configuration supports a range of commercial operating formats without relying on a subdivided suite layout.
Key Highlights
- C2 zoning supports the stated commercial property classification
- Open interior plan suited to multiple commercial operating formats
- Steel and concrete block construction
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
$92,455
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
3.46%
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%
$1,849,100
$1.8M
Cap Rate 7%
$1,320,786
$1.3M
Cap Rate 9%
$1,027,278
$1.0M
Market Conditions
NOI Build-Up for 7,209 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
$164.4K $22.80/SF
− Vacancy
−$16.4K −$2.28/SF
EGI
$147.9K $20.52/SF
− OpEx
−$55.5K −$7.70/SF
NOI
$92.5K $12.83/SF
Area
San Antonio, TX
Vacancy
10.00%
Lease Rate
$22.80 /SF/Yr
Expense Ratio
37.50%
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%
$1,849,100
Cap Rate 7%
$1,320,786
Cap Rate 9%
$1,027,278
Alternative Uses
Best Use
Mixed Use
$1.32M
$1.16M – $1.54M
NOI $92,455 @ 7.0% cap · market cap 3.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.84M
$1.61M – $2.15M
NOI $128,723 @ 7.0% cap · market cap 4.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
795
Businesses Nearby
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C2-zoned commercial building with durable steel and concrete block construction and a flexible interior layout.
Where is this mixed-use property 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: C2 zoning supports the stated commercial property classification; Open interior plan suited to multiple commercial operating formats; Steel and concrete block construction
