Bar with Indoor and Outdoor
For Sale
$900,000
3415 S Presa, San Antonio, TX 78210
Operating neighborhood bar with IDZ zoning, corner positioning, and a casual setting for community gatherings and sports viewing.
Property Size1,840 SF
Price / SF$489.13
Days on Market12
Property Features for 3415 S Presa
General Information
Standard status
Active
Size
1,840 SF
Zoning
IDZ
Additional Details
Business Included
Yes
Patio
Yes
Building Details
Year Built
1948
Listing Agency:
Uriah Real Estate Organization
(210) 999-1381
Listed By:
Kevin Chu · License #802521
Source:
Theswinneygroup
Added: Aug 17
Changed: Aug 28
Last Checked: Aug 28 at 12:37PM
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 Organization
Investment Insights
Based on property information with market context.
Minnis Ice House is an operating bar in a 1,840-square-foot building constructed in 1948. The venue includes indoor and outdoor seating and is open 7 days a week, supporting casual gatherings, sports viewing, and social activity. The property has a longstanding family-operated history and is identified with the local neighborhood bar tradition.
The site occupies a corner position along South Presa Street at two intersections, providing exposure from multiple approaches. Its Infill Development Zone designation supports a variety of uses and building or site configurations. The property is a few blocks from the Lone Star community and near Riverside Golf Course, Mission Concepcion, Mission San Jose, and the Hot Wells Hotel Ruins, with major highways also nearby.
The site occupies a corner position along South Presa Street at two intersections, providing exposure from multiple approaches. Its Infill Development Zone designation supports a variety of uses and building or site configurations. The property is a few blocks from the Lone Star community and near Riverside Golf Course, Mission Concepcion, Mission San Jose, and the Hot Wells Hotel Ruins, with major highways also nearby.
Key Highlights
- 1,840 sq‑ft building constructed in 1948
- Infill Development Zone (IDZ) designation
- Corner site at two intersections along South Presa Street
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
$27,966
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
3.11%
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%
$559,320
$559.3K
Cap Rate 7%
$399,514
$399.5K
Cap Rate 9%
$310,733
$310.7K
Market Conditions
NOI Build-Up for 1,840 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
$38.6K $21.00/SF
− Vacancy
−$1.4K −$0.74/SF
EGI
$37.3K $20.27/SF
− OpEx
−$9.3K −$5.07/SF
NOI
$28.0K $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%
$559,320
Cap Rate 7%
$399,514
Cap Rate 9%
$310,733
Alternative Uses
Best Use
Specialty Retail
$399.5K
$349.6K – $466.1K
NOI $27,966 @ 7.0% cap · market cap 3.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$469.4K
$410.7K – $547.6K
NOI $32,855 @ 7.0% cap · market cap 3.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
71
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78210, TX
33,010
Population
14,410
Households
2.3
Avg Household Size
38
Median Age
16%
College-Educated
76%
High-School Grad
7.3 sq mi
ZIP Area
4,522
Density / Sq Mi
$51,990
Median Household Income
$33,271
Median Earnings
$1,119
Median Rent
$172,700
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.
Similar Off Market Nearby
- Quiktrip — 11203 S U.S. Hwy 181, San Antonio, TX 78223
Frequently Asked Questions
What type of property is this?
Bar & Pub - Operating neighborhood bar with IDZ zoning, corner positioning, and a casual setting for community gatherings and sports viewing.
Where is this bar & pub located?
The property is located at 3415 S Presa San Antonio, TX.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 1,840 sq‑ft building constructed in 1948; Infill Development Zone (IDZ) designation; Corner site at two intersections along South Presa Street
