Medical Office Suite with
For Sale
$325,000
8265 Fredericksburg, San Antonio, TX 78229
Professional office setting with a welcoming entry area, natural light, and updated finishes for patient-facing operations.
Property Size1,001 SF
Price / SF$324.68
Days on Market41
Property Features for 8265 Fredericksburg
General Information
Standard status
Active
Size
1,001 SF
Building Details
Year Built
1984
Listing Agency:
Kuper Sotheby's Int'l Realty
Listed By:
Sandra De La Garza
(210) 698-3100
Source:
Drialtor
Added: Jul 25
Changed: Sep 2
Last Checked: Sep 1 at 10:48PM
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 Kuper Sotheby's Int'l Realty
Investment Insights
Based on property information with market context.
This 1,001-square-foot medical office suite occupies a professional commercial building constructed in 1984. The space includes a primary lobby with neutral finishes and a secondary reception or lobby area, providing distinct points for arrival and visitor flow. Natural light contributes to the interior environment, while modern finishes support a polished presentation for medical or professional office use.
The property is located at 8265 Fredericksburg Rd in San Antonio’s Medical Center district, offering a recognizable address for patients, staff, and professional visitors. The exterior presents a clean appearance with established curb appeal and direct accessibility from the surrounding district.
The property is located at 8265 Fredericksburg Rd in San Antonio’s Medical Center district, offering a recognizable address for patients, staff, and professional visitors. The exterior presents a clean appearance with established curb appeal and direct accessibility from the surrounding district.
Key Highlights
- 1,001 SF medical office suite
- Located at 8265 Fredericksburg Rd, San Antonio, TX 78229
- Situated in San Antonio’s Medical Center district
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
$13,643
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
4.20%
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%
$272,860
$272.9K
Cap Rate 7%
$194,900
$194.9K
Cap Rate 9%
$151,589
$151.6K
Market Conditions
NOI Build-Up for 1,001 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
$22.1K $22.08/SF
− Vacancy
−$3.9K −$3.91/SF
EGI
$18.2K $18.17/SF
− OpEx
−$4.5K −$4.54/SF
NOI
$13.6K $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%
$272,860
Cap Rate 7%
$194,900
Cap Rate 9%
$151,589
Alternative Uses
Best Use
Office B
$194.9K
$170.5K – $227.4K
NOI $13,643 @ 7.0% cap · market cap 4.20%
Second Best
Healthcare Medical
$164.9K
$144.3K – $192.4K
NOI $11,546 @ 7.0% cap · market cap 3.55%
Theoretical Best
Office A
$255.3K
$223.4K – $297.9K
NOI $17,874 @ 7.0% cap · market cap 5.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6,148
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78229, TX
33,135
Population
19,149
Households
1.7
Avg Household Size
31
Median Age
31%
College-Educated
86%
High-School Grad
5.8 sq mi
ZIP Area
5,713
Density / Sq Mi
$46,718
Median Household Income
$32,888
Median Earnings
$1,234
Median Rent
$206,400
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?
Medical Office Space - Professional office setting with a welcoming entry area, natural light, and updated finishes for patient-facing operations.
Where is this medical office space located?
The property is located at 8265 Fredericksburg San Antonio, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,001 SF medical office suite; Located at 8265 Fredericksburg Rd, San Antonio, TX 78229; Situated in San Antonio’s Medical Center district
