Boerne Flex/Industrial Warehouse For
For Sale
Contact for pricing
529 SH 46 E, Boerne, TX 78006
2,400 SF unit with 810 SF mezzanine for sale.
Property Size3,210 SF
Price / SF$233.64
Days on Market845
Property Features for 529 SH 46 E
General Information
Standard status
Active
Size
3,210 SF
Class
A
Property subtype
Office, Industrial, Special Purpose
Zoning
Unzoned
Investment Type
Owner/User
Building Details
Year Built
2022
Units
1
Listing Agency:
Red Commercial Real Estate
Listed By:
Tawney Stedman · License #TX 559218
Source:
Crexi
Added: May 16, 2024
Changed: Aug 28
Last Checked: Sep 4 at 5:13AM
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 Red Commercial Real Estate
Investment Insights
Based on property information with market context.
This flex, office, and industrial personal warehouse unit is available for sale in Boerne, Texas. The 2,400 square foot floorplate includes an 810 square foot mezzanine. The unit is fully climate controlled with 100% HVAC and a 5-ton air handler. It features 3-phase power and two overhead doors. This property is suitable for small business owners needing space for an office, industrial work, showroom, studio, fulfillment and distribution operations, or light retail. It can also be used for personal storage of cars, boats, and other personal items. The unit is suitable for commercial investment, with units leasing at $20 per square foot NNN.
Key Highlights
- 2,400 SF Floorplate with an additional 810 SF Mezzanine, totaling 3,210 SF of usable space.
- Suitable for diverse uses: flex space, office, industrial, showroom, studio, fulfillment, distribution, light retail, fitness, or personal storage.
- 100% HVAC with a 5‑ton air handler.
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
$33,801
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
4.51%
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%
$676,020
$676.0K
Cap Rate 7%
$482,871
$482.9K
Cap Rate 9%
$375,567
$375.6K
Market Conditions
NOI Build-Up for 3,210 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
$57.8K $18.00/SF
− Vacancy
−$5.8K −$1.80/SF
EGI
$52.0K $16.20/SF
− OpEx
−$18.2K −$5.67/SF
NOI
$33.8K $10.53/SF
Area
Kendall County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$676,020
Cap Rate 7%
$482,871
Cap Rate 9%
$375,567
Alternative Uses
Best Use
Flex RnD
$482.9K
$422.5K – $563.4K
NOI $33,801 @ 7.0% cap · market cap 4.51%
Second Best
Industrial
$274.5K
$240.2K – $320.2K
NOI $19,212 @ 7.0% cap · market cap 2.56%
Theoretical Best
Office A
$841.9K
$736.7K – $982.3K
NOI $58,936 @ 7.0% cap · market cap 7.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - 2,400 SF unit with 810 SF mezzanine for sale.
Where is this flex space located?
The property is located at 529 SH 46 E Boerne, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 2,400 SF Floorplate with an additional 810 SF Mezzanine, totaling 3,210 SF of usable space.; Suitable for diverse uses: flex space, office, industrial, showroom, studio, fulfillment, distribution, light retail, fitness, or personal storage.; 100% HVAC with a 5‑ton air handler.
