Office Unit with Covered
For Sale
$399,000
706 Front Street, Comfort, TX 78013
Four-room commercial layout with original wood finishes, central air, and dedicated parking for office or retail use.
Property Size1,200 SF
Price / SF$332.50
Days on Market257
Property Features for 706 Front Street
General Information
Standard status
Active
Size
1,200 SF
Total Parking Spaces
12
Property subtype
General Commercial
Additional Details
Road Access
Yes
Amenities
Central Air
3
UNRESTRICTED
12 Parking Spaces.
Building Details
Year Built
1965
Buildings
1
Stories
1
Building Size
1,200 SF
Listing Agency:
San Antonio Portfolio KW RE
(210) 288-6879
Listed By:
Robin Saunders
(210) 288-6879
Source:
Xome
Added: Dec 16, 2025
Changed: Aug 29
Last Checked: Aug 29 at 7:54PM
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 San Antonio Portfolio KW RE
Investment Insights
Based on property information with market context.
Located at 706 Front Street in Comfort, this commercial property offers approximately 1,200 square feet arranged across four large rooms and one bathroom. Original hardwood flooring and shiplap wall finishes add character, while central air supports year-round usability. The layout is suited to office or retail operations, with five parking spaces at the front and seven covered spaces behind the building.
The property is positioned one block from High Street and offers regional access to Boerne, Fredericksburg, and San Antonio. The HVAC unit was replaced in August 2023, and the roof was replaced in 2016. Built in 1965, the building combines established construction with updated major systems and a practical parking configuration.
The property is positioned one block from High Street and offers regional access to Boerne, Fredericksburg, and San Antonio. The HVAC unit was replaced in August 2023, and the roof was replaced in 2016. Built in 1965, the building combines established construction with updated major systems and a practical parking configuration.
Key Highlights
- 1200+/- SF with 4 large rooms and 1 bathroom
- Original hardwood floors and shiplap wall finishes
- 5 front parking spaces plus 7 covered spaces in the rear
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
$16,355
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
4.10%
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%
$327,100
$327.1K
Cap Rate 7%
$233,643
$233.6K
Cap Rate 9%
$181,722
$181.7K
Market Conditions
NOI Build-Up for 1,200 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
$26.5K $22.08/SF
− Vacancy
−$4.7K −$3.91/SF
EGI
$21.8K $18.17/SF
− OpEx
−$5.5K −$4.54/SF
NOI
$16.4K $13.63/SF
Area
Kendall County, 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%
$327,100
Cap Rate 7%
$233,643
Cap Rate 9%
$181,722
Alternative Uses
Best Use
Office B
$233.6K
$204.4K – $272.6K
NOI $16,355 @ 7.0% cap · market cap 4.10%
Second Best
Retail
$229.5K
$200.8K – $267.7K
NOI $16,063 @ 7.0% cap · market cap 4.03%
Theoretical Best
Office A
$314.7K
$275.4K – $367.2K
NOI $22,032 @ 7.0% cap · market cap 5.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
362
Businesses Nearby
Explore this area
Business Placement
Demographics for 78013, TX
5,868
Population
2,571
Households
2.3
Avg Household Size
49
Median Age
34%
College-Educated
92%
High-School Grad
226.3 sq mi
ZIP Area
26
Density / Sq Mi
$79,770
Median Household Income
$45,151
Median Earnings
$960
Median Rent
$396,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Four-room commercial layout with original wood finishes, central air, and dedicated parking for office or retail use.
Where is this office units located?
The property is located at 706 Front Street Comfort, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1200+/- SF with 4 large rooms and 1 bathroom; Original hardwood floors and shiplap wall finishes; 5 front parking spaces plus 7 covered spaces in the rear
