Flex Space with Grade-Level
New
For Sale
Contact for pricing
4000 Business Park, San Antonio, TX 78218
I-2-zoned space combines a private office, restroom, and warehouse area.
Property Size1,073 SF
Price / SF$88.54
Days on Market7
Property Features for 4000 Business Park
General Information
Standard status
Active
Size
1,073 SF
Class
C
Property subtype
Mixed Use, Self Storage, Special Purpose
Zoning
I-2
Lease Type
Gross
Investment Type
Owner/User
Additional Details
Drive-In Doors
1
Building Details
Buildings
1
Units
1
Tenancy
Single
Listing Agency:
Curran Commercial Real Estate
(210) 260-5190
Listed By:
KENNETH CURRAN · License #Texas 0342170
Source:
Crexi
Added: Aug 6
Changed: Aug 12
Last Checked: Aug 12 at 1:59AM
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 Curran Commercial Real Estate
Investment Insights
Based on property information with market context.
This flex space includes a 13 X 13 office, a 6 X 6 single restroom, and a warehouse area occupying the balance of the premises. Access is provided by one walk-in entry and one grade-level overhead door. The space is well insulated, and the layout could accommodate air conditioning with relative ease.
The property carries I-2 zoning and is located at 4000 Business Park in San Antonio. Showings should be coordinated through the broker, and the existing tenant should not be contacted or disturbed.
The property carries I-2 zoning and is located at 4000 Business Park in San Antonio. Showings should be coordinated through the broker, and the existing tenant should not be contacted or disturbed.
Key Highlights
- 13 X 13 private office
- 6 X 6 single restroom
- Warehouse area occupies the remainder of the space
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
$7,453
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
7.85%
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%
$149,060
$149.1K
Cap Rate 7%
$106,471
$106.5K
Cap Rate 9%
$82,811
$82.8K
Market Conditions
NOI Build-Up for 1,073 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
$9.7K $9.00/SF
− Vacancy
−$888 −$0.83/SF
EGI
$8.8K $8.17/SF
− OpEx
−$1.3K −$1.23/SF
NOI
$7.5K $6.95/SF
Area
San Antonio, TX
Vacancy
9.20%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$149,060
Cap Rate 7%
$106,471
Cap Rate 9%
$82,811
Alternative Uses
Best Use
Office B
$208.9K
$182.8K – $243.7K
NOI $14,624 @ 7.0% cap · market cap 15.39%
Second Best
Warehouse
$106.5K
$93.2K – $124.2K
NOI $7,453 @ 7.0% cap · market cap 7.85%
Theoretical Best
Office A
$273.7K
$239.5K – $319.3K
NOI $19,159 @ 7.0% cap · market cap 20.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
457
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78218, TX
36,137
Population
15,462
Households
2.3
Avg Household Size
35
Median Age
20%
College-Educated
82%
High-School Grad
11.2 sq mi
ZIP Area
3,227
Density / Sq Mi
$56,833
Median Household Income
$34,040
Median Earnings
$1,168
Median Rent
$183,900
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?
Flex space - I-2-zoned space combines a private office, restroom, and warehouse area.
Where is this flex space located?
The property is located at 4000 Business Park San Antonio, TX.
What is the asking price?
The asking price for this property is $95,000.
What are key features of this property?
This property features: 13 X 13 private office; 6 X 6 single restroom; Warehouse area occupies the remainder of the space
