Remodeled Office Unit with Salon
For Sale
$154,900
Pending
2743 Culebra, San Antonio, TX 78228
Three offices, a conference area, and central A/C support office or salon-suite use.
Property Size638 SF
Days on Market39
Property Features for 2743 Culebra
General Information
Standard status
Pending
Size
638 SF
Additional Details
Road Access
Yes
Amenities
central A/C
Building Details
Year Built
1948
Listing Agency:
TRU Real Estate Group
Listed By:
Joshua Gutierrez
(210) 339-2932
Source:
Kingdomtxrealty
Added: Jul 26
Changed: Aug 28
Last Checked: Sep 1 at 10:39PM
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 TRU Real Estate Group
Investment Insights
Based on property information with market context.
Built in 1948, this remodeled office unit has been reconfigured with a contemporary interior and a practical commercial layout. The space includes three offices and a conference area, with central A/C serving the property. The configuration is suited to office operations or nail and hair salon suites.
The property fronts Culebra at the General McMullen and Culebra Rd intersection in San Antonio. Its street frontage places it within an established area of commerce and trade. The property is offered for sale, is ready for occupancy, and is available for showings.
The property fronts Culebra at the General McMullen and Culebra Rd intersection in San Antonio. Its street frontage places it within an established area of commerce and trade. The property is offered for sale, is ready for occupancy, and is available for showings.
Key Highlights
- Three offices and a conference area
- Central A/C
- Remodeled and reconstructed interior
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
$8,695
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
5.61%
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%
$173,900
$173.9K
Cap Rate 7%
$124,214
$124.2K
Cap Rate 9%
$96,611
$96.6K
Market Conditions
NOI Build-Up for 638 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
$14.1K $22.08/SF
− Vacancy
−$2.5K −$3.91/SF
EGI
$11.6K $18.17/SF
− OpEx
−$2.9K −$4.54/SF
NOI
$8.7K $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%
$173,900
Cap Rate 7%
$124,214
Cap Rate 9%
$96,611
Alternative Uses
Best Use
Office B
$124.2K
$108.7K – $144.9K
NOI $8,695 @ 7.0% cap · market cap 5.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$162.7K
$142.4K – $189.9K
NOI $11,392 @ 7.0% cap · market cap 7.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
336
Businesses Nearby
Explore this area
Business Placement
Demographics for 78228, TX
56,369
Population
21,397
Households
2.6
Avg Household Size
37
Median Age
14%
College-Educated
74%
High-School Grad
10.9 sq mi
ZIP Area
5,171
Density / Sq Mi
$50,865
Median Household Income
$30,811
Median Earnings
$1,004
Median Rent
$164,700
Median Home Value
Market
Vacancy Rate% for Office in San Antonio, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Three offices, a conference area, and central A/C support office or salon-suite use.
Where is this office units located?
The property is located at 2743 Culebra San Antonio, TX.
What is the asking price?
The asking price for this property is $154,900.
What are key features of this property?
This property features: Three offices and a conference area; Central A/C; Remodeled and reconstructed interior
