Two-Story Office Building For
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7303 Blanco Rd, San Antonio, TX 78216
3,100 SF office building with flexible layout and parking.
Property Size3,100 SF
Price / SF$241.94
Days on Market146
Property Features for 7303 Blanco Rd
General Information
Standard status
Active
Size
3,100 SF
Property subtype
Office
Building Details
Stories
2
Listing Agency:
SHOP Companies
Listed By:
Scott Peteren · License #839226
Source:
Crexi
Added: Mar 20
Changed: Aug 8
Last Checked: Aug 12 at 6:34AM
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 SHOP Companies
Investment Insights
Based on property information with market context.
This is a 3,100 SF two-story office building. The upper floor features a private entrance and dedicated staircase, allowing it to operate as an independent suite. The property includes 11 gated private parking spaces in the rear, plus additional open parking in the front. It is located at the intersection of Blanco Road and Loop 410.
Key Highlights
- High‑visibility location at the intersection of Blanco Road and Loop 410 with exceptional traffic exposure.
- Flexible two‑story layout with a private entrance and dedicated staircase for the upper floor, enabling operation as two independent suites.
- Ample parking with 11 gated private spaces in the rear and additional open parking in the front.
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
$42,250
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
5.63%
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%
$845,000
$845.0K
Cap Rate 7%
$603,571
$603.6K
Cap Rate 9%
$469,444
$469.4K
Market Conditions
NOI Build-Up for 3,100 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
$68.4K $22.08/SF
− Vacancy
−$12.1K −$3.91/SF
EGI
$56.3K $18.17/SF
− OpEx
−$14.1K −$4.54/SF
NOI
$42.2K $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%
$845,000
Cap Rate 7%
$603,571
Cap Rate 9%
$469,444
Alternative Uses
Best Use
Office B
$603.6K
$528.1K – $704.2K
NOI $42,250 @ 7.0% cap · market cap 5.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$790.8K
$691.9K – $922.6K
NOI $55,353 @ 7.0% cap · market cap 7.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,265
Businesses Nearby
Explore this area
Business Placement
Demographics for 78216, TX
40,172
Population
22,138
Households
1.8
Avg Household Size
37
Median Age
34%
College-Educated
90%
High-School Grad
14.1 sq mi
ZIP Area
2,849
Density / Sq Mi
$55,488
Median Household Income
$38,591
Median Earnings
$1,211
Median Rent
$281,700
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 - 3,100 SF office building with flexible layout and parking.
Where is this office building located?
The property is located at 7303 Blanco Rd San Antonio, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: High‑visibility location at the intersection of Blanco Road and Loop 410 with exceptional traffic exposure.; Flexible two‑story layout with a private entrance and dedicated staircase for the upper floor, enabling operation as two independent suites.; Ample parking with 11 gated private spaces in the rear and additional open parking in the front.
