San Antonio Retail NNN
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4100 DE ZAVALA RD, San Antonio, TX
NNN retail property in San Antonio with long-term lease.
Property Size13,813 SF
Lot Size1.79 Acres
Price / SF$431.67
Days on Market538
Property Features for 4100 DE ZAVALA RD
General Information
Standard status
Active
Size
13,813 SF
Lot size
1.79 Acres
Property subtype
RETAIL
Listing Agency:
SVN | Net Lease Texas
(469) 828-1950
Listed By:
Glen Berhow · License ##0602310
Source:
Moodyscre
Added: Mar 26, 2025
Changed: Aug 14
Last Checked: Sep 14 at 5:54AM
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 SVN | Net Lease Texas
Investment Insights
Based on property information with market context.
This retail property, constructed in 2004, features 13,813 square feet of space on a 1.8-acre lot. It is located at a signalized intersection on a hard corner. The property benefits from high traffic volume, with over 21,000 vehicles per day. The surrounding area has a population exceeding 84,000 within a 3-mile radius and an average household income of over $107,000 within the same radius. The property is under a NNN lease with more than 16 years remaining on the original 20-year prime term. The lease includes eight 5-year options, each with a 2% rent increase.
Key Highlights
- NNN Lease offers a hassle‑free investment.
- Over 16 years remaining on the original 20‑year prime term.
- Situated at a signalized intersection on a hard corner.
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
$209,940
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
3.52%
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%
$4,198,800
$4.2M
Cap Rate 7%
$2,999,143
$3.0M
Cap Rate 9%
$2,332,667
$2.3M
Market Conditions
NOI Build-Up for 13,813 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
$290.1K $21.00/SF
− Vacancy
−$10.2K −$0.74/SF
EGI
$279.9K $20.27/SF
− OpEx
−$70.0K −$5.07/SF
NOI
$209.9K $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%
$4,198,800
Cap Rate 7%
$2,999,143
Cap Rate 9%
$2,332,667
Alternative Uses
Best Use
Specialty Retail
$3.00M
$2.62M – $3.50M
NOI $209,940 @ 7.0% cap · market cap 3.52%
Second Best
Retail
$2.64M
$2.31M – $3.08M
NOI $184,904 @ 7.0% cap · market cap 3.10%
Theoretical Best
Office A
$3.52M
$3.08M – $4.11M
NOI $246,642 @ 7.0% cap · market cap 4.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
376
Businesses Nearby
Balanced
Demand for This Use
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Business Placement
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in San Antonio, TX
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Similar Off Market Nearby
- Pioneer Pharmacy — 4505 De Zavala Rd, San Antonio, TX 78249
- Walmart Pharmacy — 4226 De Zavala Rd, San Antonio, TX 78249
- Alfredo Deleon — 4226 De Zavala Rd, San Antonio, TX 782493082
- Sara Wong — 4226 De Zavala Rd, San Antonio, TX 782493082
Frequently Asked Questions
What type of property is this?
Drug store - NNN retail property in San Antonio with long-term lease.
Where is this drug store located?
The property is located at 4100 DE ZAVALA RD San Antonio, TX.
What is the asking price?
The asking price for this property is $5,962,600.
What are key features of this property?
This property features: NNN Lease offers a hassle‑free investment.; Over 16 years remaining on the original 20‑year prime term.; Situated at a signalized intersection on a hard corner.
