Fenced Mixed-Use Commercial
For Sale
$499,900
3716 S Presa, San Antonio, TX 78210
IDZ COMMERCIAL zoning permits commercial, residential, or office uses.
Property Size4,434 SF
Price / SF$112.74
Days on Market17
Property Features for 3716 S Presa
General Information
Standard status
Active
Size
4,434 SF
Total Parking Spaces
10
Property subtype
Commercial
Zoning
IDZ COMMERCIAL
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Additional Details
Office Units
6
Taxes and HOA fees
Annual Taxes
$11,329
Amenities
storage (inside and out)
fenced in
three-face electricity
Building Details
Building Size
4,434 SF
Year Built
2022
Buildings
2
Units
6
Listing Agency:
Vortex Realty
(830) 515-6809
Listed By:
Azucena Chiu
(830) 515-6809
Source:
Southtexasrealtyservices
Added: Aug 7
Changed: Aug 21
Last Checked: Aug 22 at 1:15PM
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 Vortex Realty
Investment Insights
Based on property information with market context.
This 4,434-square-foot mixed-use property was built in 2022 and includes six offices, along with storage areas inside the building and outdoors. The site is fenced and served by three-face electricity, supporting a range of commercial configurations.
Located a few blocks from Hwy 281 South, the property carries IDZ COMMERCIAL zoning. The designation allows commercial, residential, or office uses, providing flexibility for an owner-user or other mixed-use application.
Located a few blocks from Hwy 281 South, the property carries IDZ COMMERCIAL zoning. The designation allows commercial, residential, or office uses, providing flexibility for an owner-user or other mixed-use application.
Key Highlights
- 4,434‑square‑foot mixed‑use property built in 2022
- Six offices with indoor and outdoor storage
- Fenced property with three‑face electricity
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
$25,364
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
5.07%
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%
$507,280
$507.3K
Cap Rate 7%
$362,343
$362.3K
Cap Rate 9%
$281,822
$281.8K
Market Conditions
NOI Build-Up for 4,434 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
$39.9K $9.00/SF
− Vacancy
−$3.7K −$0.83/SF
EGI
$36.2K $8.17/SF
− OpEx
−$10.9K −$2.45/SF
NOI
$25.4K $5.72/SF
Area
San Antonio, TX
Vacancy
9.20%
Lease Rate
$9.00 /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%
$507,280
Cap Rate 7%
$362,343
Cap Rate 9%
$281,822
Alternative Uses
Best Use
Office B
$863.3K
$755.4K – $1.01M
NOI $60,430 @ 7.0% cap · market cap 12.09%
Second Best
Mixed Use
$812.4K
$710.8K – $947.8K
NOI $56,866 @ 7.0% cap · market cap 11.38%
Theoretical Best
Office A
$1.13M
$989.7K – $1.32M
NOI $79,173 @ 7.0% cap · market cap 15.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Office units
Yes
Fenced yard
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
337
Businesses Nearby
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 Office in San Antonio, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - IDZ COMMERCIAL zoning permits commercial, residential, or office uses.
Where is this mixed-use property located?
The property is located at 3716 S Presa San Antonio, TX.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: 4,434‑square‑foot mixed‑use property built in 2022; Six offices with indoor and outdoor storage; Fenced property with three‑face electricity
