NNN Retail Property with Vacant
For Sale
Contact for pricing
3847 Pleasanton Road, San Antonio, TX 78221
Corporate-backed absolute NNN lease supports continued occupancy economics while the former store remains available for future repositioning.
Property Size41,920 SF
Lot Size5.36 Acres
Price / SF$196.80
Days on Market11
Property Features for 3847 Pleasanton Road
General Information
Standard status
Active
Size
41,920 SF
Total Parking Spaces
154
Lot size
5.36 Acres
Property subtype
Retail
Zoning
Commercial - Bexar County, TX
Lease Type
Absolute NNN
Investment Type
Net Lease
Net Operating Income
$635,749
Building Details
Year Built
2016
Tenancy
Single
Listing Agency:
Graystone Capital Advisors
Listed By:
Jared Meyers · License #UT 5722105-PB00
Source:
Crexi
Added: Jul 27
Changed: Aug 5
Last Checked: Aug 6 at 12:38PM
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 Graystone Capital Advisors
Investment Insights
Based on property information with market context.
This commercial property comprises a 41,920-square-foot former Walmart Neighborhood Market on 5.36 acres. Built in 2016, the vacant store is subject to an absolute NNN lease with Walmart, which continues to pay rent under a corporate guarantee. The initial lease term extends through May 10, 2031, providing an established contractual term while future plans for the building are evaluated.
The property is located at 3847 Pleasanton Road in San Antonio, Texas, within Bexar County. Zoning is identified as Commercial - Bexar County, TX. The existing retail-scale building and underlying acreage provide a substantial physical footprint for continued commercial use or a potential conversion, subject to applicable approvals and permits.
The property is located at 3847 Pleasanton Road in San Antonio, Texas, within Bexar County. Zoning is identified as Commercial - Bexar County, TX. The existing retail-scale building and underlying acreage provide a substantial physical footprint for continued commercial use or a potential conversion, subject to applicable approvals and permits.
Key Highlights
- 41,920 SF former Walmart Neighborhood Market
- 5.36‑acre commercial property at 3847 Pleasanton Road
- Absolute NNN lease with corporate guarantee from Walmart
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
$637,132
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
7.72%
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%
$12,742,640
$12.7M
Cap Rate 7%
$9,101,886
$9.1M
Cap Rate 9%
$7,079,244
$7.1M
Market Conditions
NOI Build-Up for 41,920 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
$880.3K $21.00/SF
− Vacancy
−$30.8K −$0.74/SF
EGI
$849.5K $20.27/SF
− OpEx
−$212.4K −$5.07/SF
NOI
$637.1K $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%
$12,742,640
Cap Rate 7%
$9,101,886
Cap Rate 9%
$7,079,244
Alternative Uses
Best Use
Specialty Retail
$9.10M
$7.96M – $10.62M
NOI $637,132 @ 7.0% cap · market cap 7.72%
Second Best
Retail
$8.02M
$7.01M – $9.35M
NOI $561,151 @ 7.0% cap · market cap 6.80%
Theoretical Best
Office A
$10.69M
$9.36M – $12.48M
NOI $748,515 @ 7.0% cap · market cap 9.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
955
Businesses Nearby
Explore this area
Business Placement
Demographics for 78221, TX
39,779
Population
14,939
Households
2.7
Avg Household Size
35
Median Age
12%
College-Educated
74%
High-School Grad
36.3 sq mi
ZIP Area
1,096
Density / Sq Mi
$63,114
Median Household Income
$33,439
Median Earnings
$1,147
Median Rent
$157,500
Median Home Value
Market
Vacancy Rate% for Retail in San Antonio, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Corporate-backed absolute NNN lease supports continued occupancy economics while the former store remains available for future repositioning.
Where is this nnn property located?
The property is located at 3847 Pleasanton Road San Antonio, TX.
What is the asking price?
The asking price for this property is $8,250,000.
What are key features of this property?
This property features: 41,920 SF former Walmart Neighborhood Market; 5.36‑acre commercial property at 3847 Pleasanton Road; Absolute NNN lease with corporate guarantee from Walmart
