Retail Center with Lighted Intersection
For Sale
Contact for pricing
8306 Pat Booker, Live Oak, TX 78233
22,958 sf retail center with two lighted intersection access points and visibility to Pat Booker Road.
Property Size22,984 SF
Price / SF$217.54
Days on Market124
Property Features for 8306 Pat Booker
General Information
Standard status
Active
Size
22,984 SF
Total Parking Spaces
66
Property subtype
Retail
Occupancy
71%
Lease Type
NNN
Investment Type
Value Add
Net Operating Income
$321,883
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1980
Year Renovated
2018
Units
13
Tenancy
Multi
Listing Agency:
Foresite Commercial Real Estate
Listed By:
Xavier Alvarado · License #TX 766038
(210) 722-9096
Source:
Crexi
Added: May 7
Changed: Aug 31
Last Checked: Sep 7 at 10:38AM
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 Foresite Commercial Real Estate
Investment Insights
Based on property information with market context.
Shops at Live Oak is a 22,958-square-foot retail center designed to capture visibility from Pat Booker Road. The property provides two points of ingress at lighted intersections, supporting straightforward customer access.
Located with access from a Loop 1604 frontage road, the center faces Loop 1604 and is positioned to provide exposure to traffic along Pat Booker Road. It is also about half a mile from I-35, offering additional connectivity for customers traveling through the Live Oak area.
Located with access from a Loop 1604 frontage road, the center faces Loop 1604 and is positioned to provide exposure to traffic along Pat Booker Road. It is also about half a mile from I-35, offering additional connectivity for customers traveling through the Live Oak area.
Key Highlights
- 22,958 SF retail center in Live Oak
- Two points of ingress via lighted intersections, plus access from Loop 1604 Frontage Road
- Designed for visibility to Pat Booker Road
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
$305,816
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
6.12%
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%
$6,116,320
$6.1M
Cap Rate 7%
$4,368,800
$4.4M
Cap Rate 9%
$3,397,956
$3.4M
Market Conditions
NOI Build-Up for 22,984 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
$455.1K $19.80/SF
− Vacancy
−$18.2K −$0.79/SF
EGI
$436.9K $19.01/SF
− OpEx
−$131.1K −$5.70/SF
NOI
$305.8K $13.31/SF
Area
Bexar County, TX
Vacancy
4.00%
Lease Rate
$19.80 /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%
$6,116,320
Cap Rate 7%
$4,368,800
Cap Rate 9%
$3,397,956
Alternative Uses
Best Use
Retail
$4.37M
$3.82M – $5.10M
NOI $305,816 @ 7.0% cap · market cap 6.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.22M
$5.44M – $7.26M
NOI $435,452 @ 7.0% cap · market cap 8.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
710
Businesses Nearby
44k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 69%
Shops & Services 31%
IHOP
Dining
15,989 visits/mo
0.5 miles
la Madeleine Country French Cafe
Dining
9,778 visits/mo
0.5 miles
Spectrum
Shops & Services
7,730 visits/mo
0.5 miles
Discount Tire Store
Shops & Services
5,830 visits/mo
0.5 miles
Potbelly Sandwich Shop
Dining
4,957 visits/mo
0.5 miles
Demographics for 78233, TX
49,442
Population
19,396
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
13.7 sq mi
ZIP Area
3,609
Density / Sq Mi
$73,729
Median Household Income
$41,817
Median Earnings
$1,456
Median Rent
$203,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Plaza I35 — 12702 Toepperwein Rd, Live Oak, TX 78233
- Village Oaks Shopping Center — 8320 Pat Booker Rd, Live Oak, TX 78233
- Forum Crossing — 3150 Pat Booker Rd, Universal City, TX 78148
- Live Oak Crossing — pat booker rd, live oak, tx 78233
- Live Oak Retail Center — 7939 Pat Booker Rd, Live Oak, TX 78233
Frequently Asked Questions
What type of property is this?
Shopping center - 22,958 sf retail center with two lighted intersection access points and visibility to Pat Booker Road.
Where is this shopping center located?
The property is located at 8306 Pat Booker Live Oak, TX.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: 22,958 SF retail center in Live Oak; Two points of ingress via lighted intersections, plus access from Loop 1604 Frontage Road; Designed for visibility to Pat Booker Road
