Assisted Living Facility with
For Sale
$900,000
4154 Swans Lndg, San Antonio, TX 78217
Former office building converted to licensed assisted living with 16-person capacity and wheelchair-accessible showers.
Property Size6,010 SF
Price / SF$149.75
Days on Market198
Property Features for 4154 Swans Lndg
General Information
Standard status
Active
Size
6,010 SF
Additional Details
Sprinkler System
Yes
Building Details
Year Renovated
2018
Listing Agency:
Eric J. Duxstad, Broker
(210) 218-7914
Listed By:
Eric Duxstad · License ##402911
(210) 218-7914
Source:
Exprealty
Added: Jan 13
Changed: Jul 10
Last Checked: Jul 29 at 8:11PM
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
Investment Insights
Based on property information with market context.
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.
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.
Key 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
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
NOI $81,910 @ 7.0% cap · market cap 9.10%
Second Best
Apartment 5plus
$877.0K
$767.4K – $1.02M
NOI $61,391 @ 7.0% cap · market cap 6.82%
Theoretical Best
Office A
$1.53M
$1.34M – $1.79M
NOI $107,313 @ 7.0% cap · market cap 11.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
759
Businesses Nearby
Under-served
Demand for This Use
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
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Similar Off Market 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
Frequently Asked Questions
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 $900,000.
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
