Flex Property with
For Sale
$1,195,000
4754 Rakowitz, Adkins, TX 78101
Mixed-use commercial space combines finished offices, warehouse capacity, outdoor storage, and secured fencing.
Property Size2,184 SF
Lot Size1.00 Acre
Price / SF$547.16
Days on Market41
Property Features for 4754 Rakowitz
General Information
Standard status
Active
Size
2,184 SF
Lot size
1.00 Acre
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Warehouse Space
5,000 SF
Office Build-Out
2,184 SF
Building Details
Year Built
2007
Buildings
1
Listing Agency:
Homestead & Ranch Real Estate
(512) 466-1460
Listed By:
Heather Murray
Source:
Drialtor
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 26 at 9:06AM
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 Homestead & Ranch Real Estate
Investment Insights
Based on property information with market context.
This commercial flex property combines a completed office area with a separate warehouse component on nearly an acre. The 2,184-square-foot office section includes a reception area, meeting room, break area with kitchen, utility and work-storage space, five private offices, and two bathrooms. The 5,000-square-foot warehouse adds three offices, a restroom, and two roll-up doors with 14 feet of height. Outdoor storage and a fenced perimeter support industrial operations, while ample parking serves the office component.
The property is located at 4754 Rakowitz in Adkins, Texas, less than 1 mile from Hwy 87 and 2 miles from Loop 1604. It is zoned COMMERCIAL and has a triple net lease in place through April 2028. Built in 2007, the property offers a combination of office, warehouse, storage, and secured exterior areas within one commercial asset.
The property is located at 4754 Rakowitz in Adkins, Texas, less than 1 mile from Hwy 87 and 2 miles from Loop 1604. It is zoned COMMERCIAL and has a triple net lease in place through April 2028. Built in 2007, the property offers a combination of office, warehouse, storage, and secured exterior areas within one commercial asset.
Key Highlights
- 2,184‑square‑foot completed office section with five offices and two bathrooms
- 5,000‑square‑foot warehouse with three offices and a restroom
- Two roll‑up doors offering 14 feet of height
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
$35,184
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
2.94%
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%
$703,680
$703.7K
Cap Rate 7%
$502,629
$502.6K
Cap Rate 9%
$390,933
$390.9K
Market Conditions
NOI Build-Up for 2,184 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
$52.4K $24.00/SF
− Vacancy
−$5.5K −$2.52/SF
EGI
$46.9K $21.48/SF
− OpEx
−$11.7K −$5.37/SF
NOI
$35.2K $16.11/SF
Area
Bexar County, TX
Vacancy
10.50%
Lease Rate
$24.00 /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%
$703,680
Cap Rate 7%
$502,629
Cap Rate 9%
$390,933
Alternative Uses
Best Use
Office B
$502.6K
$439.8K – $586.4K
NOI $35,184 @ 7.0% cap · market cap 2.94%
Second Best
Flex RnD
$252.3K
$220.7K – $294.3K
NOI $17,659 @ 7.0% cap · market cap 1.48%
Theoretical Best
Office A
$591.1K
$517.2K – $689.6K
NOI $41,378 @ 7.0% cap · market cap 3.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78101, TX
9,104
Population
3,059
Households
3
Avg Household Size
44
Median Age
27%
College-Educated
87%
High-School Grad
52.9 sq mi
ZIP Area
172
Density / Sq Mi
$90,413
Median Household Income
$45,510
Median Earnings
$887
Median Rent
$273,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Mixed-use commercial space combines finished offices, warehouse capacity, outdoor storage, and secured fencing.
Where is this flex space located?
The property is located at 4754 Rakowitz Adkins, TX.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: 2,184‑square‑foot completed office section with five offices and two bathrooms; 5,000‑square‑foot warehouse with three offices and a restroom; Two roll‑up doors offering 14 feet of height
