Freestanding Mixed-Use
For Sale
$1,200,000
7870 Broadway Building C, San Antonio, TX 78209
Two-level property combines medical-office improvements with a separate residential apartment and flexible live-work potential.
Property Size3,648 SF
Price / SF$328.95
Days on Market220
Property Features for 7870 Broadway Building C
General Information
Standard status
Active
Size
3,648 SF
Total Parking Spaces
16
Property subtype
General Commercial
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$15,845
Amenities
signage opportunity
patio spaces
Central Air
3
C-1
16 Parking Spaces.
Exterior Lighting.
Building Details
Year Built
1985
Buildings
1
Stories
2
Building Size
3,648 SF
Listing Agency:
Davidson Properties, Inc.
(210) 826-1616
Listed By:
Dylan Thomas · License #701275
(210) 826-1616
Source:
Xome
Added: Jan 22
Changed: Aug 30
Last Checked: Aug 30 at 7:28PM
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 Davidson Properties, Inc.
Investment Insights
Based on property information with market context.
This 3,648-square-foot freestanding mixed-use building in San Antonio includes two levels of medical-office improvements along with a separate apartment. The first floor provides a reception and waiting area, treatment rooms, restrooms, a utility closet, storage, and a break room. The upper level includes another waiting area and treatment rooms, plus a two-bedroom, one-bath apartment with a kitchen and laundry area. The apartment has its own exterior stair access and may remain residential or be adapted for office use. Patio areas extend from the ground floor at the side and rear.
The property includes 16 dedicated parking spaces and exterior signage opportunities at the monument and building facade. Additional features include central HVAC, a slab foundation, single-meter utilities, and a recently replaced composition shingle roof. Built in 1985, the building is positioned along the Broadway corridor in Alamo Heights.
The property includes 16 dedicated parking spaces and exterior signage opportunities at the monument and building facade. Additional features include central HVAC, a slab foundation, single-meter utilities, and a recently replaced composition shingle roof. Built in 1985, the building is positioned along the Broadway corridor in Alamo Heights.
Key Highlights
- 3,648 SF freestanding mixed‑use building
- 16 dedicated parking spaces
- Two‑bedroom, one‑bath apartment with kitchen and laundry area
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
$49,718
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
4.14%
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%
$994,360
$994.4K
Cap Rate 7%
$710,257
$710.3K
Cap Rate 9%
$552,422
$552.4K
Market Conditions
NOI Build-Up for 3,648 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
$80.5K $22.08/SF
− Vacancy
−$14.3K −$3.91/SF
EGI
$66.3K $18.17/SF
− OpEx
−$16.6K −$4.54/SF
NOI
$49.7K $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%
$994,360
Cap Rate 7%
$710,257
Cap Rate 9%
$552,422
Alternative Uses
Best Use
Office B
$710.3K
$621.5K – $828.6K
NOI $49,718 @ 7.0% cap · market cap 4.14%
Second Best
Mixed Use
$668.4K
$584.8K – $779.8K
NOI $46,786 @ 7.0% cap · market cap 3.90%
Theoretical Best
Office A
$930.5K
$814.2K – $1.09M
NOI $65,138 @ 7.0% cap · market cap 5.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,362
Businesses Nearby
Explore this area
Business Placement
Demographics for 78209, TX
42,456
Population
22,771
Households
1.9
Avg Household Size
40
Median Age
62%
College-Educated
96%
High-School Grad
10.2 sq mi
ZIP Area
4,162
Density / Sq Mi
$84,180
Median Household Income
$57,921
Median Earnings
$1,371
Median Rent
$497,500
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?
Mixed-use property - Two-level property combines medical-office improvements with a separate residential apartment and flexible live-work potential.
Where is this mixed-use property located?
The property is located at 7870 Broadway Building C San Antonio, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 3,648 SF freestanding mixed‑use building; 16 dedicated parking spaces; Two‑bedroom, one‑bath apartment with kitchen and laundry area
