Dual-Frontage Commercial
For Sale
Contact for pricing
2902 W Commerce St, San Antonio, TX 78207
C-3-zoned commercial site with frontage on W Commerce St and S Zarzamora.
Property Size1,486 SF
Price / SF$185.06
Days on Market162
Property Features for 2902 W Commerce St
General Information
Standard status
Active
Size
1,486 SF
Class
C
Total Parking Spaces
8
Property subtype
Office, Retail, Special Purpose
Zoning
C-3
Building Details
Year Built
1957
Buildings
1
Stories
2
Units
1
Listing Agency:
Uriah Real Estate Oganization LLC
Listed By:
Uri Uriah · License #9002555
(210) 315-8885
Source:
Crexi
Added: Mar 25
Changed: Sep 1
Last Checked: Sep 1 at 1:41AM
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 Uriah Real Estate Oganization LLC
Investment Insights
Based on property information with market context.
This C-3-zoned commercial land offering includes a 1,486 SF property built in 1957 on approximately 0.13 acres. Frontage extends along both W Commerce St and S Zarzamora, providing access from two urban thoroughfares. The site sits at the intersection of those streets, where approximately 34,000 vehicles pass each day.
The surrounding corridor includes established businesses and national brands, including Bill Miller’s and H-E-B. Potential applications identified for the property include a car lot, retail concept, or professional office. Its existing size, two-street frontage, and location within an active San Antonio commercial corridor support consideration for an owner-user or investor.
The surrounding corridor includes established businesses and national brands, including Bill Miller’s and H-E-B. Potential applications identified for the property include a car lot, retail concept, or professional office. Its existing size, two-street frontage, and location within an active San Antonio commercial corridor support consideration for an owner-user or investor.
Key Highlights
- C‑3 zoning
- 1,486 +/- SF property built in 1957
- Approximately 0.13± acre commercial site
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
$19,892
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
7.23%
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%
$397,840
$397.8K
Cap Rate 7%
$284,171
$284.2K
Cap Rate 9%
$221,022
$221.0K
Market Conditions
NOI Build-Up for 1,486 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
$29.6K $19.92/SF
− Vacancy
−$1.2K −$0.80/SF
EGI
$28.4K $19.12/SF
− OpEx
−$8.5K −$5.74/SF
NOI
$19.9K $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%
$397,840
Cap Rate 7%
$284,171
Cap Rate 9%
$221,022
Alternative Uses
Best Use
Retail
$284.2K
$248.7K – $331.5K
NOI $19,892 @ 7.0% cap · market cap 7.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$379.1K
$331.7K – $442.2K
NOI $26,534 @ 7.0% cap · market cap 9.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
901
Businesses Nearby
Explore this area
Business Placement
Demographics for 78207, TX
51,705
Population
18,750
Households
2.8
Avg Household Size
34
Median Age
6%
College-Educated
62%
High-School Grad
7.3 sq mi
ZIP Area
7,083
Density / Sq Mi
$30,655
Median Household Income
$23,696
Median Earnings
$857
Median Rent
$93,200
Median Home Value
Market
Vacancy Rate% for Retail in San Antonio, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - C-3-zoned commercial site with frontage on W Commerce St and S Zarzamora.
Where is this commercial land located?
The property is located at 2902 W Commerce St San Antonio, TX.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: C‑3 zoning; 1,486 +/- SF property built in 1957; Approximately 0.13± acre commercial site
