Restaurant Space on Old
For Sale
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2275 Old Pleasanton Rd, San Antonio, TX 78264
Versatile 1,068 SF commercial space on Old Pleasanton Road.
Property Size1,068 SF
Price / SF$280.90
Days on Market142
Property Features for 2275 Old Pleasanton Rd
General Information
Standard status
Active
Size
1,068 SF
Class
A
Property subtype
Retail
Zoning
OCL
Investment Type
Owner/User
Building Details
Year Built
2000
Stories
1
Units
1
Listing Agency:
Phyllis Browning Commercial
(210) 824-7878
Listed By:
Lisa D. Grove · License #TX 444720
Source:
Crexi
Added: Mar 24
Changed: Aug 8
Last Checked: Aug 12 at 6:56AM
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 Phyllis Browning Commercial
Investment Insights
Based on property information with market context.
Located on Old Pleasanton Road in San Antonio, this 1,068 SF property presents an opportunity for investors, owner-users, and entrepreneurs. Previously operating as the County Line Café, the property has local recognition and is suitable for various uses. The existing layout is ideal for a small restaurant, café, or food service concept, with potential for conversion to retail, office, or service-based business. The manageable size allows for efficient operations while providing ample space to create a functional environment. Benefiting from steady traffic flow and convenient access to surrounding neighborhoods and major thoroughfares, the location is suitable for capturing local and commuter traffic.
Key Highlights
- High‑traffic location on Old Pleasanton Road with convenient access to surrounding areas.
- Versatile 1,068 SF commercial space suitable for various business types (restaurant, retail, office, etc.).
- Previously operated as the well‑known County Line Café, offering established recognition.
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
$16,232
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
5.41%
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%
$324,640
$324.6K
Cap Rate 7%
$231,886
$231.9K
Cap Rate 9%
$180,356
$180.4K
Market Conditions
NOI Build-Up for 1,068 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
$22.4K $21.00/SF
− Vacancy
−$785 −$0.74/SF
EGI
$21.6K $20.27/SF
− OpEx
−$5.4K −$5.07/SF
NOI
$16.2K $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%
$324,640
Cap Rate 7%
$231,886
Cap Rate 9%
$180,356
Alternative Uses
Best Use
Specialty Retail
$231.9K
$202.9K – $270.5K
NOI $16,232 @ 7.0% cap · market cap 5.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$272.4K
$238.4K – $317.8K
NOI $19,070 @ 7.0% cap · market cap 6.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78264, TX
14,705
Population
4,465
Households
3.3
Avg Household Size
35
Median Age
13%
College-Educated
76%
High-School Grad
70.7 sq mi
ZIP Area
208
Density / Sq Mi
$60,245
Median Household Income
$32,732
Median Earnings
$1,381
Median Rent
$134,300
Median Home Value
Market
Vacancy Rate% for Retail in San Antonio, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Versatile 1,068 SF commercial space on Old Pleasanton Road.
Where is this conventional restaurant located?
The property is located at 2275 Old Pleasanton Rd San Antonio, TX.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: High‑traffic location on Old Pleasanton Road with convenient access to surrounding areas.; Versatile 1,068 SF commercial space suitable for various business types (restaurant, retail, office, etc.).; Previously operated as the well‑known County Line Café, offering established recognition.
