Former Office Converted Assisted
4154 Swans Landing, San Antonio, TX 78217
Assisted living facility or office space in San Antonio.
Type:Multifamily
Property size:
6,010 SFPrice / SF:
$199/SF- Added:
- Jan 27, 2026
- Days on Market:
- 116
- Last Refresh:
- Apr 5 at 11:58 pm
Property Features for 4154 Swans Landing
General Information
- Standard status
- Active
- Size
- 6,010 SF
- Property subtype
- Multifamily
Building Details
- Year Built
- 1983
Listing agent Eric Duxstad, CCIM License #TX #402911 (210) 218-7914
Listing office (210) 218-7914
Listing date Jan 27, 2026
Source Sperrycga
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 Eric Duxstad, CCIM
HighLights
- Previously licensed as a Type B assisted living facility (up to 16 residents) until 8/2025, offering immediate potential for similar use.
- Equipped with comprehensive safety features: fire sprinkler system, fire alarm system, security system, electronic door locks, and security cameras.
- Features 12 bedrooms, a wheelchair‑accessible bathroom, and multiple community areas, suitable for various care or residential configurations.
- Includes a commercial kitchen and hairdressing room, catering to specific assisted living or care facility needs.
- Convenient location on Perrin Beitel Road, a major commercial thoroughfare, with easy access to Loop 410 and IH‑35.
- Building is adaptable to office use, providing flexibility for alternative business purposes.
Overview
This property, formerly an office building, was converted into an assisted living facility in 2018, with an addition to the front also completed that year. Until August 2025, it was licensed as a Type B facility with a capacity for 16 residents. The 6,010 square foot building is equipped with a fire sprinkler system, fire alarm system, and security system. Exterior doors feature electronic locks, and security cameras are installed. A large wood deck is attached to the back of the facility. The interior includes 12 bedrooms, 2 restrooms, 1 full bathroom with a wheelchair-accessible shower, a hairdressing room, a kitchen, a large community and dining area, and several smaller community areas. The current layout also makes the property suitable for office use. Located on the north side of San Antonio, the property is situated off Perrin Beitel Road, approximately 0.6 miles north of Loop 410. IH-35 is located to the east of Perrin Beitel Road. Perrin Beitel is a major commercial thoroughfare on the northeast side of San Antonio, featuring numerous unanchored retail centers and single-tenant/owner-occupied retail and office users.
Financial Insights
Value Estimation Calculated for Office B
Conservative
$910.1K
NOI $81,910 @ 9.00% cap · cautious / downside scenario
Moderate
$1.17M
NOI $81,910 @ 7.00% cap · market / base-case scenario
Aggressive
$1.64M
NOI $81,910 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Office B
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $132.7k | $22.08 |
| − Vacancy | −$23.5k | −$3.91 |
| EGI | $109.2k | $18.17 |
| − OpEx | −$27.3k | −$4.54 |
| NOI | $81.9k | $13.63 |
6,010 SF · lease $22.08/SF/yr · vacancy 17.70% · expense 25.00%
Alternative Use Scenarios
Best Use
Office B
$1.17M
$1.02M – $1.37M
NOI $81,910 @ 7.0% cap · market cap 6.83%
Second Best
Apartment 5plus
$877.0K
$767.4K – $1.02M
NOI $61,391 @ 7.0% cap · market cap 5.12%
Theoretical Best
Office A
$1.53M
$1.34M – $1.79M
NOI $107,313 @ 7.0% cap · market cap 8.94%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Swans Landing Assisted ...
Nursing Home
Similar Places Nearby
- Swans Landing Assisted Living — 4154 Swans Landing, San Antonio, TX 78217
- Afton Calle Assisted Living LLC — 8800 Village Dr #209, San Antonio, TX 78217
Location Insight
- Map
- Local Demand
- City
- San Antonio
- County
- Comal
- State
- Texas
- Longitude
- -98.4118
- Latitude
- 29.5241
Nearby Similar for Sale
FAQs
What type of property is this?
Assisted living facility - Assisted living facility or office space in San Antonio.
Where is this assisted living facility located?
The property is located at 4154 Swans Landing San Antonio, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Previously licensed as a Type B assisted living facility (up to 16 residents) until 8/2025, offering immediate potential for similar use.; Equipped with comprehensive safety features: **fire sprinkler system, fire alarm system, security system, electronic door locks, and security cameras.**; Features **12 bedrooms, a wheelchair‑accessible bathroom, and multiple community areas**, suitable for various care or residential configurations.
