Flex Building with Three Office
For Sale
$547,000
318 W BYRD BLVD, Universal City, TX 78148
Three separate office suites each include an ADA-compliant restroom, plus a secure fenced yard at the rear.
Property Size720 SF
Price / SF$156.29
Days on Market58
Property Features for 318 W BYRD BLVD
General Information
Standard status
Active
Size
720 SF
Property subtype
MULTIUSE
Additional Details
Fenced Yard
Yes
Office Units
3
Taxes and HOA fees
Annual Taxes
$12,350
Amenities
conference room
break room
ADA-compliant restroom
secure fenced yard
Building Details
Building Size
720 SF
Year Built
2001
Listing Agency:
Watters International Realty
Listed By:
Christopher Watters · License #0567369
(512) 646-0038
Source:
Mstagersrealtypartners
Added: Jul 15
Changed: Sep 8
Last Checked: Sep 10 at 7:26AM
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 Watters International Realty
Investment Insights
Based on property information with market context.
This for-sale flex building is configured with three office suites totaling 3,500 square feet, with each suite measuring 1,166 square feet. The middle suite includes a professional office, a conference room, and a break room, while the left and right suites combine office space with warehouse space. Each suite is served by its own ADA-compliant restroom.
The property also features a secure fenced yard at the rear. It is positioned just two blocks from the main gates, providing convenient access for day-to-day operations.
Overall, the layout supports mixed office-and-warehouse use across three individually accessible suites, with ADA restrooms on every unit and secure outdoor storage/yard space at the back of the building.
The property also features a secure fenced yard at the rear. It is positioned just two blocks from the main gates, providing convenient access for day-to-day operations.
Overall, the layout supports mixed office-and-warehouse use across three individually accessible suites, with ADA restrooms on every unit and secure outdoor storage/yard space at the back of the building.
Key Highlights
- 3 separate office suites totaling 3,500 SF (each suite is 1,166 SF)
- Each suite includes its own ADA‑compliant restroom for accessibility
- Middle suite features a professional office, conference room, and break room
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
$28,299
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
5.17%
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%
$565,980
$566.0K
Cap Rate 7%
$404,271
$404.3K
Cap Rate 9%
$314,433
$314.4K
Market Conditions
NOI Build-Up for 3,500 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
$45.8K $13.08/SF
− Vacancy
−$2.2K −$0.64/SF
EGI
$43.5K $12.44/SF
− OpEx
−$15.2K −$4.35/SF
NOI
$28.3K $8.09/SF
Area
Bexar County, TX
Vacancy
4.90%
Lease Rate
$13.08 /SF/Yr
Expense Ratio
35.00%
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%
$565,980
Cap Rate 7%
$404,271
Cap Rate 9%
$314,433
Alternative Uses
Best Use
Office B
$805.5K
$704.8K – $939.8K
NOI $56,385 @ 7.0% cap · market cap 10.31%
Second Best
Flex RnD
$404.3K
$353.7K – $471.7K
NOI $28,299 @ 7.0% cap · market cap 5.17%
Theoretical Best
Office A
$947.3K
$828.9K – $1.11M
NOI $66,311 @ 7.0% cap · market cap 12.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Office units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
663
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Three separate office suites each include an ADA-compliant restroom, plus a secure fenced yard at the rear.
Where is this flex space located?
The property is located at 318 W BYRD BLVD Universal City, TX.
What is the asking price?
The asking price for this property is $547,000.
What are key features of this property?
This property features: 3 separate office suites totaling 3,500 SF (each suite is 1,166 SF); Each suite includes its own ADA‑compliant restroom for accessibility; Middle suite features a professional office, conference room, and break room
