Established Storefront Retail
For Sale
$599,000
233 Athenian, Universal City, TX 78148
The building currently operates as the Ace-Vidal barbershop near major regional destinations.
Property Size2,400 SF
Price / SF$249.58
Days on Market42
Property Features for 233 Athenian
General Information
Standard status
Active
Size
2,400 SF
Additional Details
Business Included
Yes
Highway Access
Yes
Building Details
Year Built
1977
Listing Agency:
South Texas Realty, LLC
(830) 305-1094
Listed By:
Cara Deharde · License #0585511
Source:
Thebranchinc
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 25 at 5:38AM
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 South Texas Realty, LLC
Investment Insights
Based on property information with market context.
This storefront retail property at 233 Athenian in Universal City is currently occupied by the Ace-Vidal barbershop, an established operation that has used the building for many years. The property was built in 1977 and offers an existing commercial setup for continued retail or service-oriented occupancy.
The site is near The Forum, Randolph Air Force Base, IH 35, and 1604, with several eateries in the surrounding area. Its existing storefront configuration and established barbershop use provide a recognizable commercial setting for the next owner.
The site is near The Forum, Randolph Air Force Base, IH 35, and 1604, with several eateries in the surrounding area. Its existing storefront configuration and established barbershop use provide a recognizable commercial setting for the next owner.
Key Highlights
- Currently operating as the Ace‑Vidal barbershop
- Established barbershop occupancy spanning many years
- Built in 1977
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
$31,933
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
5.33%
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%
$638,660
$638.7K
Cap Rate 7%
$456,186
$456.2K
Cap Rate 9%
$354,811
$354.8K
Market Conditions
NOI Build-Up for 2,400 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
$47.5K $19.80/SF
− Vacancy
−$1.9K −$0.79/SF
EGI
$45.6K $19.01/SF
− OpEx
−$13.7K −$5.70/SF
NOI
$31.9K $13.31/SF
Area
Bexar County, TX
Vacancy
4.00%
Lease Rate
$19.80 /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%
$638,660
Cap Rate 7%
$456,186
Cap Rate 9%
$354,811
Alternative Uses
Best Use
Retail
$456.2K
$399.2K – $532.2K
NOI $31,933 @ 7.0% cap · market cap 5.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$649.6K
$568.4K – $757.8K
NOI $45,470 @ 7.0% cap · market cap 7.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
793
Businesses Nearby
581k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 31%
Superstores 21%
Apparel 18%
Dining 16%
Target
Superstores
124,734 visits/mo
0.3 miles
Five Below
Shops & Services
63,995 visits/mo
0.4 miles
The Home Depot
Home Improvements & Furnishings
56,008 visits/mo
0.2 miles
Ross Dress for Less
Apparel
53,599 visits/mo
0.4 miles
Barnes & Noble
Shops & Services
40,279 visits/mo
0.4 miles
Demographics for 78148, TX
21,569
Population
8,597
Households
2.5
Avg Household Size
37
Median Age
34%
College-Educated
96%
High-School Grad
9.6 sq mi
ZIP Area
2,247
Density / Sq Mi
$75,395
Median Household Income
$40,850
Median Earnings
$1,252
Median Rent
$249,400
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - The building currently operates as the Ace-Vidal barbershop near major regional destinations.
Where is this storefront property located?
The property is located at 233 Athenian Universal City, TX.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Currently operating as the Ace‑Vidal barbershop; Established barbershop occupancy spanning many years; Built in 1977
