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    Assisted Living Facility with Deck Title is generated by Realmo AI

    4154 Swans Lndg, San Antonio, TX 78217

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    For Sale
    $1,080,000

    Former office building converted to licensed assisted living with 16-person capacity and wheelchair-accessible showers.

    Property size:
    6,010 SF
    Price / SF:
    $179/SF
    Added:
    Jan 13, 2026
    Days on Market:
    144
    Last Refresh:
    Jun 5 at 2:10 am

    Property Features for 4154 Swans Lndg

    General Information

    Standard status
    Active
    Size
    6,010 SF

    We can help!

    Listing Contact
    Eric Duxstad

    Listing agent Eric Duxstad License ##402911

    Listing office Eric J. Duxstad, Broker

    Listing date Jan 13, 2026

    Source Exprealty

    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 J. Duxstad, Broker

    HighLights

    • Converted former office building, converted to an assisted living facility in 2018
    • Licensed Type B facility with capacity for 16 people (licensed up to 8/2025)
    • 12 bedrooms with 2 full bathrooms featuring wheelchair showers plus 2 restrooms
    • Assisted living common spaces include a kitchen, large community and dining area, and several smaller community areas
    • Safety and security systems include fire sprinkler, fire alarm, security system, security cameras, and electronic exterior door locks
    • Addition added to the front of the property in 2018, plus a large wood deck attached to the back

    Overview

    The property is a former office building that was converted to an assisted living facility in 2018, with a front addition completed the same year. Through 8/2025 it was licensed as a Type B facility for up to 16 people. The building is equipped with a fire sprinkler system, fire alarm system, security system, electronic exterior door locks, and security cameras.

    Interior accommodations include 12 bedrooms, two restrooms, and two full bathrooms featuring wheelchair showers. In addition to private rooms, the facility offers a hairdressing room, a kitchen, a large community and dining area, and several smaller community areas throughout.

    A large wood deck is attached to the back of the facility. While operated as assisted living, the current layout is also stated to be suitable for office use, providing flexibility for buyers looking to repurpose the space. The property sits just east of the new Perrin House City Park and is located in the San Antonio TIF #33 Northeast Corridor.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    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.

    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 Uses

    Best Use
    Office B
    $1.17M
    $1.02M – $1.37M (±1% cap)
    NOI $81,910 @ 7.0% cap · market cap 7.58%
    Second Best
    Apartment 5plus
    $877.0K
    $767.4K – $1.02M (±1% cap)
    NOI $61,391 @ 7.0% cap · market cap 5.68%
    Theoretical Best
    Office A
    $1.53M
    $1.34M – $1.79M (±1% cap)
    NOI $107,313 @ 7.0% cap · market cap 9.94%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Swans Landing Assisted ... Nursing Home

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    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
    -98.4117785
    Latitude
    29.5240978

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    FAQs

    What type of property is this?
    Assisted living facility - Former office building converted to licensed assisted living with 16-person capacity and wheelchair-accessible showers.
    Where is this assisted living facility located?
    The property is located at 4154 Swans Lndg San Antonio, TX.
    What is the asking price?
    The asking price for this property is $1,080,000.
    What are key features of this property?
    This property features: Converted former office building, converted to an assisted living facility in 2018; Licensed Type B facility with capacity for 16 people (licensed up to 8/2025); 12 bedrooms with 2 full bathrooms featuring wheelchair showers plus 2 restrooms
    (210) 218-7914
    We can help!
    Listing Contact
    Eric Duxstad
    Real Estate License ID: #402911
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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