Restaurant Space in Pecan
For Sale
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6103 Pecan Valley Dr, San Antonio, TX 78223
Second-generation restaurant space in a redeveloped shopping center.
Property Size3,300 SF
Price / SF$378.79
Days on Market1042
Property Features for 6103 Pecan Valley Dr
General Information
Standard status
Active
Size
3,300 SF
Class
B
Property subtype
Retail
Zoning
C-2
Building Details
Year Built
1977
Listing Agency:
Merit CRE
(210) 260-8412
Listed By:
Ty West · License #TX 500410
Source:
Crexi
Added: Oct 6, 2023
Changed: Aug 8
Last Checked: May 12 at 8:01PM
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 Merit CRE
Investment Insights
Based on property information with market context.
This second-generation restaurant space is located within the Pecan Valley Shopping Center, a 40,868-square-foot retail center situated along Pecan Valley Drive in the southside of San Antonio, Texas. The shopping center is anchored by La Fiesta Supermarket and is located approximately 2 minutes from I-37, which experiences traffic counts exceeding 79,000 vehicles per day. The property benefits from its location in a booming market and within a redeveloped shopping center. The space is suitable for conventional restaurant use.
Key Highlights
- Second generation restaurant space ready for your concept
- Located in a redeveloped shopping center
- Anchored by La Fiesta Supermarket
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
$47,330
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
3.79%
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%
$946,600
$946.6K
Cap Rate 7%
$676,143
$676.1K
Cap Rate 9%
$525,889
$525.9K
Market Conditions
NOI Build-Up for 3,300 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
$65.7K $19.92/SF
− Vacancy
−$2.6K −$0.80/SF
EGI
$63.1K $19.12/SF
− OpEx
−$15.8K −$4.78/SF
NOI
$47.3K $14.34/SF
Area
ZIP 78223
Vacancy
4.00%
Lease Rate
$19.92 /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%
$946,600
Cap Rate 7%
$676,143
Cap Rate 9%
$525,889
Alternative Uses
Best Use
Specialty Retail
$676.1K
$591.6K – $788.8K
NOI $47,330 @ 7.0% cap · market cap 3.79%
Second Best
Retail
$631.1K
$552.2K – $736.3K
NOI $44,175 @ 7.0% cap · market cap 3.53%
Theoretical Best
Office A
$793.6K
$694.4K – $925.9K
NOI $55,551 @ 7.0% cap · market cap 4.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
424
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78223, TX
55,705
Population
22,278
Households
2.5
Avg Household Size
35
Median Age
12%
College-Educated
78%
High-School Grad
40.9 sq mi
ZIP Area
1,362
Density / Sq Mi
$50,352
Median Household Income
$33,762
Median Earnings
$1,054
Median Rent
$156,700
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?
Conventional restaurant - Second-generation restaurant space in a redeveloped shopping center.
Where is this conventional restaurant located?
The property is located at 6103 Pecan Valley Dr San Antonio, TX.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Second generation restaurant space ready for your concept; Located in a redeveloped shopping center; Anchored by La Fiesta Supermarket
