Turnkey Restaurant & Bar
For Sale
$1,220,000
2769 Nacogdoches, San Antonio, TX 78217
One-acre restaurant site with fully equipped kitchen, bar systems, and covered outdoor seating plus FF&E included.
Property Size2,848 SF
Price / SF$428.37
Days on Market197
Property Features for 2769 Nacogdoches
General Information
Standard status
Active
Size
2,848 SF
Total Parking Spaces
27
Property subtype
Commercial
Building Details
Year Built
1948
Stories
1
Listing Agency:
Keller Williams Boerne
(210) 509-4911
Listed By:
Timothy Warlow (twarlow@kw.com)
Source:
Sanantoniosfinestrealty
Added: Mar 3
Changed: Sep 13
Last Checked: Sep 15 at 11:24AM
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 Keller Williams Boerne
Investment Insights
Based on property information with market context.
Now available for acquisition, this former Bandit BBQ site is offered as a turnkey restaurant and bar opportunity on a one-acre parcel in Northeast San Antonio. The sale includes a complete FF&E package designed for immediate deployment, along with a fully equipped commercial kitchen and bar systems. Interior and exterior components include indoor and outdoor dining sets, AV/tech infrastructure, and entertainment-ready exterior improvements that have been professionally maintained.
The property offers ample parking, green space, and covered outdoor seating, bringing total usable restaurant space to approximately 5,788 SF. Public remarks also note strong traffic counts, prime visibility, and proximity to Loop 410 within a dense residential and retail corridor.
If you’re looking for a plug-and-play restaurant or bar platform, this asset is positioned to support sustained commercial demand in an established area.
The property offers ample parking, green space, and covered outdoor seating, bringing total usable restaurant space to approximately 5,788 SF. Public remarks also note strong traffic counts, prime visibility, and proximity to Loop 410 within a dense residential and retail corridor.
If you’re looking for a plug-and-play restaurant or bar platform, this asset is positioned to support sustained commercial demand in an established area.
Key Highlights
- One‑acre former Bandit BBQ restaurant site in Northeast San Antonio
- Includes a complete FF&E package with a fully equipped commercial kitchen and bar systems
- Indoor and outdoor dining sets included, with AV/tech infrastructure and entertainment‑ready exterior improvements
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
$43,286
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
3.55%
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%
$865,720
$865.7K
Cap Rate 7%
$618,371
$618.4K
Cap Rate 9%
$480,956
$481.0K
Market Conditions
NOI Build-Up for 2,848 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
$59.8K $21.00/SF
− Vacancy
−$2.1K −$0.74/SF
EGI
$57.7K $20.27/SF
− OpEx
−$14.4K −$5.07/SF
NOI
$43.3K $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%
$865,720
Cap Rate 7%
$618,371
Cap Rate 9%
$480,956
Alternative Uses
Best Use
Specialty Retail
$618.4K
$541.1K – $721.4K
NOI $43,286 @ 7.0% cap · market cap 3.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$726.5K
$635.7K – $847.6K
NOI $50,853 @ 7.0% cap · market cap 4.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,317
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78217, TX
33,562
Population
16,179
Households
2.1
Avg Household Size
36
Median Age
30%
College-Educated
91%
High-School Grad
10.1 sq mi
ZIP Area
3,323
Density / Sq Mi
$56,852
Median Household Income
$33,931
Median Earnings
$1,186
Median Rent
$216,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in San Antonio, TX
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - One-acre restaurant site with fully equipped kitchen, bar systems, and covered outdoor seating plus FF&E included.
Where is this conventional restaurant located?
The property is located at 2769 Nacogdoches San Antonio, TX.
What is the asking price?
The asking price for this property is $1,220,000.
What are key features of this property?
This property features: One‑acre former Bandit BBQ restaurant site in Northeast San Antonio; Includes a complete FF&E package with a fully equipped commercial kitchen and bar systems; Indoor and outdoor dining sets included, with AV/tech infrastructure and entertainment‑ready exterior improvements
