Flex Space with Gated
For Sale
Contact for pricing
8424 Indian Hills Ln, Boerne, TX 78006
Flex space with office and warehouse areas, well and septic, and 10-12 parking spaces on a gated yard.
Property Size4,700 SF
Price / SF$276.60
Days on Market234
Property Features for 8424 Indian Hills Ln
General Information
Standard status
Active
Size
4,700 SF
Total Parking Spaces
12
Property subtype
INDUSTRIAL
Site & Location
Fenced Yard
Yes
Utilities to Site
Yes
Warehouse & Industrial
Warehouse Space
3,520 SF
Office Build-Out
1,176 SF
Amenities
gated yard
Listing Agency:
Valcor Commercial Real Estate
(210) 824-4242
Listed By:
Jared Davis · License #687518
(830) 431-2636
Source:
Moodyscre
Added: Jan 23
Changed: Sep 5
Last Checked: Sep 13 at 8:55AM
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 Valcor Commercial Real Estate
Investment Insights
Based on property information with market context.
Flex space offering a combined office and warehouse setup with a gated yard. The property includes 1,176 SF of office space and 3,520 SF of warehouse space, supported by a well and septic.
The property address is 8424 Indian Hills Ln, Boerne, TX 78006. Parking is provided with 10-12 spaces, supporting day-to-day operations for staff, deliveries, and tenant/visitor needs.
The property address is 8424 Indian Hills Ln, Boerne, TX 78006. Parking is provided with 10-12 spaces, supporting day-to-day operations for staff, deliveries, and tenant/visitor needs.
Key Highlights
- Gated yard with 1,176 SF office and 3,520 SF warehouse
- 1,176 SF office space
- 3,520 SF warehouse space
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
$64,056
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
4.93%
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%
$1,281,120
$1.3M
Cap Rate 7%
$915,086
$915.1K
Cap Rate 9%
$711,733
$711.7K
Market Conditions
NOI Build-Up for 4,700 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
$103.8K $22.08/SF
− Vacancy
−$18.4K −$3.91/SF
EGI
$85.4K $18.17/SF
− OpEx
−$21.4K −$4.54/SF
NOI
$64.1K $13.63/SF
Area
Kendall County, 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%
$1,281,120
Cap Rate 7%
$915,086
Cap Rate 9%
$711,733
Alternative Uses
Best Use
Office B
$915.1K
$800.7K – $1.07M
NOI $64,056 @ 7.0% cap · market cap 4.93%
Second Best
Flex RnD
$707.0K
$618.6K – $824.9K
NOI $49,491 @ 7.0% cap · market cap 3.81%
Theoretical Best
Office A
$1.23M
$1.08M – $1.44M
NOI $86,292 @ 7.0% cap · market cap 6.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
121
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 78006, TX
40,979
Population
16,643
Households
2.5
Avg Household Size
44
Median Age
51%
College-Educated
94%
High-School Grad
345.9 sq mi
ZIP Area
118
Density / Sq Mi
$110,955
Median Household Income
$51,943
Median Earnings
$1,612
Median Rent
$502,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Flex space with office and warehouse areas, well and septic, and 10-12 parking spaces on a gated yard.
Where is this flex space located?
The property is located at 8424 Indian Hills Ln Boerne, TX.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Gated yard with 1,176 SF office and 3,520 SF warehouse; 1,176 SF office space; 3,520 SF warehouse space
