C-2 Commercial Land with
For Sale
Contact for pricing
802 Brady Blvd, San Antonio, TX 78207
Level commercial parcel with an existing renovated building and space for parking or vehicle-oriented operations.
Property Size1,060 SF
Price / SF$207.55
Days on Market143
Property Features for 802 Brady Blvd
General Information
Standard status
Active
Size
1,060 SF
Property subtype
Land, Mixed Use, Retail
Zoning
C-2
Investment Type
Owner/User
Building Details
Year Renovated
2026
Units
1
Listing Agency:
Coldwell Banker Commercial - Alamo City
Listed By:
Matthew Driffill · License #787578
Source:
Crexi
Added: Apr 13
Changed: Aug 30
Last Checked: Sep 2 at 3:18AM
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 Coldwell Banker Commercial - Alamo City
Investment Insights
Based on property information with market context.
This C-2 commercial land offering includes a 1,060-square-foot building on a level 0.4-acre parcel. The building was renovated in 2026 and is described as clean and ready for buyer customization. The site configuration supports substantial parking and vehicle access, with potential applications including a car lot, liquor store, bar and grill, QSR, convenience store, oil change operation, or tire repair business, subject to the buyer’s verification of zoning and permitting requirements.
The property occupies a hard corner between Cupples and Zarzamora and is located at 802 Brady Blvd in San Antonio, Texas. Its layout combines an existing structure with open commercial land, providing flexibility for a range of buyer-defined improvements and operations.
The property occupies a hard corner between Cupples and Zarzamora and is located at 802 Brady Blvd in San Antonio, Texas. Its layout combines an existing structure with open commercial land, providing flexibility for a range of buyer-defined improvements and operations.
Key Highlights
- 0.4‑acre level commercial parcel
- 1,060 sqft building on site
- Building renovated in 2026
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
$14,189
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
6.45%
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%
$283,780
$283.8K
Cap Rate 7%
$202,700
$202.7K
Cap Rate 9%
$157,656
$157.7K
Market Conditions
NOI Build-Up for 1,060 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
$21.1K $19.92/SF
− Vacancy
−$845 −$0.80/SF
EGI
$20.3K $19.12/SF
− OpEx
−$6.1K −$5.74/SF
NOI
$14.2K $13.39/SF
Area
San Antonio, TX
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%
$283,780
Cap Rate 7%
$202,700
Cap Rate 9%
$157,656
Alternative Uses
Best Use
Retail
$202.7K
$177.4K – $236.5K
NOI $14,189 @ 7.0% cap · market cap 6.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$270.4K
$236.6K – $315.5K
NOI $18,927 @ 7.0% cap · market cap 8.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
382
Businesses Nearby
Explore this area
Business Placement
Demographics for 78207, TX
51,705
Population
18,750
Households
2.8
Avg Household Size
34
Median Age
6%
College-Educated
62%
High-School Grad
7.3 sq mi
ZIP Area
7,083
Density / Sq Mi
$30,655
Median Household Income
$23,696
Median Earnings
$857
Median Rent
$93,200
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?
Commercial land - Level commercial parcel with an existing renovated building and space for parking or vehicle-oriented operations.
Where is this commercial land located?
The property is located at 802 Brady Blvd San Antonio, TX.
What is the asking price?
The asking price for this property is $220,000.
What are key features of this property?
This property features: 0.4‑acre level commercial parcel; 1,060 sqft building on site; Building renovated in 2026
