Versatile Commercial Building on Naco
For Sale
Contact for pricing
Pending
4115 Naco Perrin Blvd, San Antonio, TX 78217
2,380 SF building on 0.21 acres with C-3 zoning.
Property Size2,380 SF
Lot Size0.21 Acres
Days on Market199
Property Features for 4115 Naco Perrin Blvd
General Information
Standard status
Pending
Size
2,380 SF
Lot size
0.21 Acres
Property subtype
Office, Retail
Zoning
C-3
Building Details
Year Built
1976
Buildings
1
Stories
1
Units
8
Listing Agency:
Uriah Real Estate Oganization LLC
(210) 315-8885
Listed By:
Uri Uriah · License #9002555
Source:
Crexi
Added: Feb 10
Changed: Aug 15
Last Checked: Aug 25 at 11:47PM
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 Uriah Real Estate Oganization LLC
Investment Insights
Based on property information with market context.
This well-maintained commercial building, offering 2,380 SF of space on a 0.21-acre lot, is located at 4115 Naco Perrin. The property is zoned C-3, providing flexible commercial designations suitable for professional office, medical, retail, service, or investment purposes. The interior features 8 private offices, a full kitchen, and storage areas. The site includes ample on-site parking and a gated yard. Benefiting from strong traffic exposure and easy connectivity to surrounding corridors, the property is positioned in an area experiencing steady growth, near dense residential developments, established neighborhoods, and strong consumer demographics. This location offers convenience and accessibility for businesses. It is suitable for investors, owner-users, or expanding operators seeking versatility, visibility, and long-term value.
Key Highlights
- Flexible C‑3 zoning allows for a wide variety of commercial uses.
- High visibility and easy access on Naco Perrin with strong traffic exposure.
- Well‑maintained 2,380 SF building on a 0.21‑acre lot with ample on‑site parking and a gated yard.
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
$32,437
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
6.29%
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%
$648,740
$648.7K
Cap Rate 7%
$463,386
$463.4K
Cap Rate 9%
$360,411
$360.4K
Market Conditions
NOI Build-Up for 2,380 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
$52.6K $22.08/SF
− Vacancy
−$9.3K −$3.91/SF
EGI
$43.2K $18.17/SF
− OpEx
−$10.8K −$4.54/SF
NOI
$32.4K $13.63/SF
Area
San Antonio, TX
Vacancy
17.70%
Lease Rate
$22.08 /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%
$648,740
Cap Rate 7%
$463,386
Cap Rate 9%
$360,411
Alternative Uses
Best Use
Office B
$463.4K
$405.5K – $540.6K
NOI $32,437 @ 7.0% cap · market cap 6.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$607.1K
$531.2K – $708.3K
NOI $42,497 @ 7.0% cap · market cap 8.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,064
Businesses Nearby
Explore this area
Business Placement
Demographics for 78217, TX
33,562
Population
16,179
Households
2.1
Avg Household Size
36
Median Age
30%
College-Educated
91%
High-School Grad
10.1 sq mi
ZIP Area
3,323
Density / Sq Mi
$56,852
Median Household Income
$33,931
Median Earnings
$1,186
Median Rent
$216,100
Median Home Value
Market
Vacancy Rate% for Office in San Antonio, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - 2,380 SF building on 0.21 acres with C-3 zoning.
Where is this office units located?
The property is located at 4115 Naco Perrin Blvd San Antonio, TX.
What is the asking price?
The asking price for this property is $516,000.
What are key features of this property?
This property features: Flexible C‑3 zoning allows for a wide variety of commercial uses.; High visibility and easy access on Naco Perrin with strong traffic exposure.; Well‑maintained 2,380 SF building on a 0.21‑acre lot with ample on‑site parking and a gated yard.
