C-2 Storefront
For Sale
$875,000
1950 N Panam Expy, San Antonio, TX 78208
Commercial building along I-35 North with zoning supporting retail, office, restaurant, and showroom uses.
Property Size4,640 SF
Price / SF$188.58
Days on Market35
Property Features for 1950 N Panam Expy
General Information
Standard status
Active
Size
4,640 SF
Zoning
C-2
Building Details
Year Built
1960
Listing Agency:
Fore Premier Properties
(830) 307-8679
Listed By:
Adam Carroll · License #TX748612
Source:
Kingdomtxrealty
Added: Jul 27
Changed: Aug 29
Last Checked: Aug 29 at 10:31AM
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 Fore Premier Properties
Investment Insights
Based on property information with market context.
Built in 1960, this commercial storefront property is positioned along the I-35 North corridor in San Antonio. C-2 zoning supports retail, office, restaurant, and showroom uses, providing a flexible framework for several commercial formats.
The property is located at 1950 N Panam Expy, near the Pearl District and the AT&T Center. Its placement along I-35 North provides direct corridor exposure and access to two established San Antonio destinations: the Pearl District’s shopping, dining, and cultural attractions, and the AT&T Center’s sports and entertainment activity.
The property is located at 1950 N Panam Expy, near the Pearl District and the AT&T Center. Its placement along I-35 North provides direct corridor exposure and access to two established San Antonio destinations: the Pearl District’s shopping, dining, and cultural attractions, and the AT&T Center’s sports and entertainment activity.
Key Highlights
- C‑2 zoning supports retail, office, restaurant, and showroom uses
- Located along the I‑35 North corridor
- Near San Antonio’s Pearl District and the AT&T Center
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
$62,112
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
7.10%
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%
$1,242,240
$1.2M
Cap Rate 7%
$887,314
$887.3K
Cap Rate 9%
$690,133
$690.1K
Market Conditions
NOI Build-Up for 4,640 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
$92.4K $19.92/SF
− Vacancy
−$3.7K −$0.80/SF
EGI
$88.7K $19.12/SF
− OpEx
−$26.6K −$5.74/SF
NOI
$62.1K $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%
$1,242,240
Cap Rate 7%
$887,314
Cap Rate 9%
$690,133
Alternative Uses
Best Use
Retail
$887.3K
$776.4K – $1.04M
NOI $62,112 @ 7.0% cap · market cap 7.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.18M
$1.04M – $1.38M
NOI $82,851 @ 7.0% cap · market cap 9.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
776
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78208, TX
3,874
Population
2,292
Households
1.7
Avg Household Size
35
Median Age
13%
College-Educated
76%
High-School Grad
1.0 sq mi
ZIP Area
3,874
Density / Sq Mi
$23,194
Median Household Income
$26,136
Median Earnings
$894
Median Rent
$125,000
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.
Similar Off Market Nearby
- Petros Same Day Flower Delivery Inc. — 127 lamar st, san antonio, tx 78202
Frequently Asked Questions
What type of property is this?
Storefront property - Commercial building along I-35 North with zoning supporting retail, office, restaurant, and showroom uses.
Where is this storefront property located?
The property is located at 1950 N Panam Expy San Antonio, TX.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: C‑2 zoning supports retail, office, restaurant, and showroom uses; Located along the I‑35 North corridor; Near San Antonio’s Pearl District and the AT&T Center
