Freestanding Office Building on Loop
For Sale
Contact for pricing
Pending
5150 N Loop 1604 W, San Antonio, TX 78249
13,369 SF office building with high visibility and accessibility.
Property Size13,369 SF
Days on Market332
Property Features for 5150 N Loop 1604 W
General Information
Standard status
Pending
Size
13,369 SF
Property subtype
Office
Zoning
C3
Building Details
Buildings
1
Stories
1
Listing Agency:
Kuper Sotheby's International Realty San Antonio
(210) 698-3100
Listed By:
Binkan Cinaroglu · License #TX 592614
Source:
Crexi
Added: Oct 3, 2025
Changed: Aug 19
Last Checked: Aug 29 at 10:15AM
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 Kuper Sotheby's International Realty San Antonio
Investment Insights
Based on property information with market context.
This 13,369 square foot freestanding office building is located along Loop 1604 near Tradesman Drive, offering visibility and accessibility one exit from the IH-10/1604 interchange and minutes from The Rim. The property is zoned C-3, accommodating a range of commercial uses including professional office, hospitality, retail, entertainment, medical, and automotive. The location benefits from commuter traffic, proximity to affluent residential neighborhoods, and access to shopping and employment centers. The building's layout includes private offices, open workspaces, and collaborative areas. A detached unit with a full bathroom provides versatility for guest quarters, an executive office, or potential rental income. Designed to function as a single-user headquarters or for multiple users, the property provides functionality and adaptability.
Key Highlights
- Premier visibility and accessibility on Loop 1604 frontage road.
- Flexible layout suitable for single or multiple users.
- Zoned C‑3, accommodating a wide range of commercial uses.
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
$182,204
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
5.06%
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%
$3,644,080
$3.6M
Cap Rate 7%
$2,602,914
$2.6M
Cap Rate 9%
$2,024,489
$2.0M
Market Conditions
NOI Build-Up for 13,369 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
$295.2K $22.08/SF
− Vacancy
−$52.2K −$3.91/SF
EGI
$242.9K $18.17/SF
− OpEx
−$60.7K −$4.54/SF
NOI
$182.2K $13.63/SF
Area
San Antonio, TX
Vacancy
17.70%
Lease Rate
$22.08 /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%
$3,644,080
Cap Rate 7%
$2,602,914
Cap Rate 9%
$2,024,489
Alternative Uses
Best Use
Office B
$2.60M
$2.28M – $3.04M
NOI $182,204 @ 7.0% cap · market cap 5.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.41M
$2.98M – $3.98M
NOI $238,714 @ 7.0% cap · market cap 6.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
709
Businesses Nearby
Explore this area
Business Placement
Demographics for 78249, TX
56,996
Population
24,058
Households
2.4
Avg Household Size
30
Median Age
52%
College-Educated
96%
High-School Grad
14.5 sq mi
ZIP Area
3,931
Density / Sq Mi
$80,851
Median Household Income
$39,017
Median Earnings
$1,475
Median Rent
$284,200
Median Home Value
Market
Vacancy Rate% for Office in San Antonio, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - 13,369 SF office building with high visibility and accessibility.
Where is this office building located?
The property is located at 5150 N Loop 1604 W San Antonio, TX.
What is the asking price?
The asking price for this property is $3,599,000.
What are key features of this property?
This property features: Premier visibility and accessibility on Loop 1604 frontage road.; Flexible layout suitable for single or multiple users.; Zoned C‑3, accommodating a wide range of commercial uses.
