Building Details

Year Built 2004

Stories 1

Units 1

Tenancy Single

Listing Agency: Endura Advisory Group

Listed By: Hayley Ruggles · License #TX 654513 Show Phone

Source: Crexi

Added: Feb 13 Changed: Aug 8 Last Checked: Jul 24 at 2:37PM

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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 Endura Advisory Group

Investment Insights

Based on property information with market context.

This is a 1,387 square foot office unit located in Shavano Park, Texas. Constructed in 2003, the property is a single-story building.

Key Highlights

• Size: 1,387 SF
• Asking Price: $485,450
• One Story

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

$22,345

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

4.60%

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%

$446,900 $446.9K

Cap Rate 7%

$319,214 $319.2K

Cap Rate 9%

$248,278 $248.3K

Market Conditions

NOI Build-Up for 1,387 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

$33.3K $24.00/SF

− Vacancy

−$3.5K −$2.52/SF

EGI

$29.8K $21.48/SF

− OpEx

−$7.4K −$5.37/SF

NOI

$22.3K $16.11/SF

Area

Bexar County, TX

Vacancy

10.50%

Lease Rate

$24.00 /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%

$446,900

Cap Rate 7%

$319,214

Cap Rate 9%

$248,278

Alternative Uses

Best Use

Office B

$319.2K

$279.3K – $372.4K (±1% cap)

NOI $22,345 @ 7.0% cap · market cap 4.60%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$375.4K

$328.5K – $438.0K (±1% cap)

NOI $26,278 @ 7.0% cap · market cap 5.41%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Office Units

Suggested Use

Top Pick Law Firm Parking Lot & Garage Building Supply Daycare Center HVAC Service Barber Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

354

Businesses Nearby

Explore this area Business Placement

Demographics for 78249, TX

56,996

Population

24,058

Households

2.4

Avg Household Size

30

Median Age

52%

College-Educated

96%

High-School Grad

14.5 sq mi

ZIP Area

3,931

Density / Sq Mi

$80,851

Median Household Income

$39,017

Median Earnings

$1,475

Median Rent

$284,200

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

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What type of property is this? Where is this office units located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Office units - Office unit for sale in Shavano Park, Texas.

Where is this office units located?

The property is located at 4091 De Zavala Rd Shavano Park, TX.

What is the asking price?

The asking price for this property is $485,450.

What are key features of this property?

This property features: Size: 1,387 SF; Asking Price: $485,450; One Story