Freestanding Storefront
New
For Sale
$210,000
4166 Culebra, San Antonio, TX 78228
C-2 zoning and an adaptable interior provide a practical setting for varied commercial concepts.
Property Size949 SF
Lot Size0.17 Acres
Price / SF$221.29
Days on Market5
Property Features for 4166 Culebra
General Information
Standard status
Active
Size
949 SF
Lot size
0.17 Acres
Property subtype
Retail/Shop
Zoning
C-2
Building Details
Year Built
1955
Listing Agency:
Phyllis Browning Company
(210) 413-7711
Listed By:
Alan Valadez
(210) 413-7711
Source:
Pioneerrealtypartners
Added: Aug 28
Changed: Aug 31
Last Checked: Aug 31 at 1:54PM
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 Phyllis Browning Company
Investment Insights
Based on property information with market context.
This freestanding storefront property includes an approximately 949-square-foot building on approximately 0.17 acres. The interior combines an open arrangement with multiple functional areas, tile flooring, and substantial natural light. Exterior space surrounds the building, providing room for parking, customer access, and operational functions. Constructed in 1955, the property offers an efficient commercial footprint that can be configured around an owner-user’s business operations.
The site is positioned along the Culebra Road corridor in San Antonio at 4166 Culebra, San Antonio, TX 78228. C-2 zoning provides flexibility for a variety of commercial concepts, while the freestanding layout separates the building from adjoining storefront configurations. The combination of building improvements and surrounding site area creates a straightforward platform for retail or other supported commercial use.
The site is positioned along the Culebra Road corridor in San Antonio at 4166 Culebra, San Antonio, TX 78228. C-2 zoning provides flexibility for a variety of commercial concepts, while the freestanding layout separates the building from adjoining storefront configurations. The combination of building improvements and surrounding site area creates a straightforward platform for retail or other supported commercial use.
Key Highlights
- Approximately 949‑square‑foot freestanding building
- Approximately 0.17‑acre site along the Culebra Road corridor
- C‑2 zoning
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
$12,704
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
6.05%
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%
$254,080
$254.1K
Cap Rate 7%
$181,486
$181.5K
Cap Rate 9%
$141,156
$141.2K
Market Conditions
NOI Build-Up for 949 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
$18.9K $19.92/SF
− Vacancy
−$756 −$0.80/SF
EGI
$18.1K $19.12/SF
− OpEx
−$5.4K −$5.74/SF
NOI
$12.7K $13.39/SF
Area
San Antonio, TX
Vacancy
4.00%
Lease Rate
$19.92 /SF/Yr
Expense Ratio
30.00%
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%
$254,080
Cap Rate 7%
$181,486
Cap Rate 9%
$141,156
Alternative Uses
Best Use
Retail
$181.5K
$158.8K – $211.7K
NOI $12,704 @ 7.0% cap · market cap 6.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$242.1K
$211.8K – $282.4K
NOI $16,945 @ 7.0% cap · market cap 8.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
336
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78228, TX
56,369
Population
21,397
Households
2.6
Avg Household Size
37
Median Age
14%
College-Educated
74%
High-School Grad
10.9 sq mi
ZIP Area
5,171
Density / Sq Mi
$50,865
Median Household Income
$30,811
Median Earnings
$1,004
Median Rent
$164,700
Median Home Value
Market
Vacancy Rate% for Retail in San Antonio, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - C-2 zoning and an adaptable interior provide a practical setting for varied commercial concepts.
Where is this storefront property located?
The property is located at 4166 Culebra San Antonio, TX.
What is the asking price?
The asking price for this property is $210,000.
What are key features of this property?
This property features: Approximately 949‑square‑foot freestanding building; Approximately 0.17‑acre site along the Culebra Road corridor; C‑2 zoning
