Flexible Industrial-Style
For Sale
Contact for pricing
2301 South Presa Street, San Antonio, TX 78210
Versatile flex building with patio and rear lot, offering adaptable space for a range of commercial uses.
Property Size3,618 SF
Price / SF$331.67
Days on Market53
Property Features for 2301 South Presa Street
General Information
Standard status
Active
Size
3,618 SF
Class
B
Property subtype
Retail, Office
Zoning
I-1
Occupancy
50%
Lease Type
NNN
Investment Type
Sale/Leaseback
Building Details
Year Built
1940
Buildings
1
Tenancy
Multi
Listing Agency:
URBAN TEXAN REALTY GROUP
(210) 618-6924
Listed By:
Patrick Vallejo · License #663331
Source:
Crexi
Added: Jun 18
Changed: Aug 8
Last Checked: Aug 8 at 12:41PM
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 URBAN TEXAN REALTY GROUP
Investment Insights
Based on property information with market context.
Southtown Flexible Space at 2301 S Presa St is a 3,618 SF commercial building built with an industrial-style exterior and a layout designed to support multiple types of commercial activity. The property includes outdoor space via a patio and a rear lot, adding utility for day-to-day operations and potential outdoor activation. The interior configuration is described as versatile, with adaptability intended for different business needs, making it suitable for owner-users and investors evaluating a flexible footprint.
Located in San Antonio’s Southtown area, the property benefits from an urban setting. The seller is flexible on transition and is willing to vacate at closing or consider a two-year master lease, which can provide options depending on whether a buyer plans to occupy immediately or retain rental income during an initial ownership period.
This offering is best suited for tenants, buyers, or operators seeking a practical, adaptable building with defined outdoor amenities, rather than a single-purpose space. The combination of interior flexibility and exterior patio/rear lot space supports a variety of commercial uses, while the closing or two-year master lease flexibility may help align the timing of operations with ownership goals.
Located in San Antonio’s Southtown area, the property benefits from an urban setting. The seller is flexible on transition and is willing to vacate at closing or consider a two-year master lease, which can provide options depending on whether a buyer plans to occupy immediately or retain rental income during an initial ownership period.
This offering is best suited for tenants, buyers, or operators seeking a practical, adaptable building with defined outdoor amenities, rather than a single-purpose space. The combination of interior flexibility and exterior patio/rear lot space supports a variety of commercial uses, while the closing or two-year master lease flexibility may help align the timing of operations with ownership goals.
Key Highlights
- 3,618 SF commercial building at 2301 S Presa St in San Antonio’s Southtown area
- Year built 1940 with distinctive industrial‑style architecture
- Versatile interior layout adaptable to a range of 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
$49,309
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
4.11%
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%
$986,180
$986.2K
Cap Rate 7%
$704,414
$704.4K
Cap Rate 9%
$547,878
$547.9K
Market Conditions
NOI Build-Up for 3,618 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
$79.9K $22.08/SF
− Vacancy
−$14.1K −$3.91/SF
EGI
$65.7K $18.17/SF
− OpEx
−$16.4K −$4.54/SF
NOI
$49.3K $13.63/SF
Area
San Antonio, TX
Vacancy
17.70%
Lease Rate
$22.08 /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%
$986,180
Cap Rate 7%
$704,414
Cap Rate 9%
$547,878
Alternative Uses
Best Use
Office B
$704.4K
$616.4K – $821.8K
NOI $49,309 @ 7.0% cap · market cap 4.11%
Second Best
Retail
$691.9K
$605.4K – $807.2K
NOI $48,431 @ 7.0% cap · market cap 4.04%
Theoretical Best
Office A
$922.9K
$807.5K – $1.08M
NOI $64,602 @ 7.0% cap · market cap 5.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
661
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78210, TX
33,010
Population
14,410
Households
2.3
Avg Household Size
38
Median Age
16%
College-Educated
76%
High-School Grad
7.3 sq mi
ZIP Area
4,522
Density / Sq Mi
$51,990
Median Household Income
$33,271
Median Earnings
$1,119
Median Rent
$172,700
Median Home Value
Market
Vacancy Rate% for Office in San Antonio, TX
Questions? Ask Rey
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile flex building with patio and rear lot, offering adaptable space for a range of commercial uses.
Where is this flex space located?
The property is located at 2301 South Presa Street San Antonio, 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: 3,618 SF commercial building at 2301 S Presa St in San Antonio’s Southtown area; Year built 1940 with distinctive industrial‑style architecture; Versatile interior layout adaptable to a range of commercial uses
