C3-Zoned Retail
For Sale
Contact for pricing
7911 Culebra Rd, San Antonio, TX 78251
The property offers parking, major roadway access, and frontage along Culebra Road.
Property Size3,339 SF
Price / SF$419.29
Days on Market157
Property Features for 7911 Culebra Rd
General Information
Standard status
Active
Size
3,339 SF
Class
C
Property subtype
Retail
Zoning
C3
Occupancy
100%
Additional Details
Road Access
Yes
Building Details
Buildings
1
Stories
1
Listing Agency:
Phyllis Browning Commercial
(210) 824-7878
Listed By:
Lisa D. Grove · License #TX 444720
Source:
Crexi
Added: Mar 28
Changed: Aug 30
Last Checked: Aug 30 at 10:21AM
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 Phyllis Browning Commercial
Investment Insights
Based on property information with market context.
This C3-zoned storefront property is located at 7911 Culebra Road in San Antonio. The site includes ample parking and frontage along Culebra Road, supporting visibility for retail, office, and service-oriented operations.
Access to major roadways connects the property with surrounding established neighborhoods, national retailers, and ongoing development. The setting places the storefront within a growing commercial corridor with nearby retail activity and customer-serving businesses.
Access to major roadways connects the property with surrounding established neighborhoods, national retailers, and ongoing development. The setting places the storefront within a growing commercial corridor with nearby retail activity and customer-serving businesses.
Key Highlights
- C3 zoning supports the property’s retail storefront classification
- Frontage along Culebra Road in San Antonio
- Ample on‑site parking
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
$44,697
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
3.19%
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%
$893,940
$893.9K
Cap Rate 7%
$638,529
$638.5K
Cap Rate 9%
$496,633
$496.6K
Market Conditions
NOI Build-Up for 3,339 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
$66.5K $19.92/SF
− Vacancy
−$2.7K −$0.80/SF
EGI
$63.9K $19.12/SF
− OpEx
−$19.2K −$5.74/SF
NOI
$44.7K $13.39/SF
Area
ZIP 78251
Vacancy
4.00%
Lease Rate
$19.92 /SF/Yr
Expense Ratio
30.00%
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%
$893,940
Cap Rate 7%
$638,529
Cap Rate 9%
$496,633
Alternative Uses
Best Use
Retail
$638.5K
$558.7K – $745.0K
NOI $44,697 @ 7.0% cap · market cap 3.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$851.7K
$745.3K – $993.7K
NOI $59,621 @ 7.0% cap · market cap 4.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
651
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78251, TX
58,836
Population
22,945
Households
2.6
Avg Household Size
33
Median Age
33%
College-Educated
92%
High-School Grad
15.0 sq mi
ZIP Area
3,922
Density / Sq Mi
$78,025
Median Household Income
$42,396
Median Earnings
$1,371
Median Rent
$243,900
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?
Storefront property - The property offers parking, major roadway access, and frontage along Culebra Road.
Where is this storefront property located?
The property is located at 7911 Culebra Rd San Antonio, TX.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: C3 zoning supports the property’s retail storefront classification; Frontage along Culebra Road in San Antonio; Ample on‑site parking
