Remodeled Church and Religious
For Sale
$450,000
2730 W Southcross, San Antonio, TX 78211
C-3 zoning supports a broad range of commercial and business uses, with offices, storage, restrooms, and a breakroom.
Property Size2,050 SF
Price / SF$219.51
Days on Market17
Property Features for 2730 W Southcross
General Information
Standard status
Active
Size
2,050 SF
Zoning
C-3
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1950
Buildings
1
Tenancy
Single
Listing Agency:
Home Team of America
(210) 422-0776
Listed By:
Diana Rodriguez
Source:
Texashomeguide
Added: Aug 12
Changed: Aug 28
Last Checked: Aug 28 at 12:48PM
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 Home Team of America
Investment Insights
Based on property information with market context.
This 2,050-square-foot church and religious facility, built in 1950, has been remodeled with updated electrical, plumbing, roofing, walls, finishes, and flooring. The interior includes a 24-by-44-foot open hall, three private rooms or offices, a storage room, breakroom, two public restrooms, and attic storage.
The property carries C-3 General Commercial District zoning under Sec. 35-310.10. The district permits more intensive commercial activity than NC, C-1, or C-2 districts and includes uses such as dance halls, indoor movie theaters, dry cleaning and laundry plants, indoor flea markets, home improvement centers, and retail or mixed commercial developments. Buildings may reach 35 feet in height, while outdoor operations and displays are allowed when properly screened; outdoor storage is not permitted.
The site is near Quintana Road, SW Military Drive, and Nogalitos Street, approximately 13 minutes from downtown San Antonio. Ample street parking is available, with local eateries and a dance hall nearby.
The property carries C-3 General Commercial District zoning under Sec. 35-310.10. The district permits more intensive commercial activity than NC, C-1, or C-2 districts and includes uses such as dance halls, indoor movie theaters, dry cleaning and laundry plants, indoor flea markets, home improvement centers, and retail or mixed commercial developments. Buildings may reach 35 feet in height, while outdoor operations and displays are allowed when properly screened; outdoor storage is not permitted.
The site is near Quintana Road, SW Military Drive, and Nogalitos Street, approximately 13 minutes from downtown San Antonio. Ample street parking is available, with local eateries and a dance hall nearby.
Key Highlights
- 2,050 SF remodeled church and religious facility
- 24‑by‑44‑foot open hall plus 3 private rooms or offices
- Recent electrical, plumbing, roof, wall, finish, and flooring upgrades
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
$27,442
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
6.10%
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%
$548,840
$548.8K
Cap Rate 7%
$392,029
$392.0K
Cap Rate 9%
$304,911
$304.9K
Market Conditions
NOI Build-Up for 2,050 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
$40.8K $19.92/SF
− Vacancy
−$1.6K −$0.80/SF
EGI
$39.2K $19.12/SF
− OpEx
−$11.8K −$5.74/SF
NOI
$27.4K $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%
$548,840
Cap Rate 7%
$392,029
Cap Rate 9%
$304,911
Alternative Uses
Best Use
Retail
$392.0K
$343.0K – $457.4K
NOI $27,442 @ 7.0% cap · market cap 6.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$522.9K
$457.6K – $610.1K
NOI $36,604 @ 7.0% cap · market cap 8.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
420
Businesses Nearby
Explore this area
Business Placement
Demographics for 78211, TX
29,976
Population
10,516
Households
2.9
Avg Household Size
35
Median Age
7%
College-Educated
63%
High-School Grad
10.2 sq mi
ZIP Area
2,939
Density / Sq Mi
$54,279
Median Household Income
$30,109
Median Earnings
$1,047
Median Rent
$110,200
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?
Church & religious facility - C-3 zoning supports a broad range of commercial and business uses, with offices, storage, restrooms, and a breakroom.
Where is this church & religious facility located?
The property is located at 2730 W Southcross San Antonio, TX.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 2,050 SF remodeled church and religious facility; 24‑by‑44‑foot open hall plus 3 private rooms or offices; Recent electrical, plumbing, roof, wall, finish, and flooring upgrades
