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9002 WESTERN VW, Helotes, TX 78023
Functional office property with on-site parking, C-3 NA zoning, and connectivity to Loop 1604, Bandera Road, and IH-10.
Property Size4,941 SF
Lot Size3.31 Acres
Price / SF$293.46
Days on Market6
Property Features for 9002 WESTERN VW
General Information
Standard status
Active
Size
4,941 SF
Class
B
Total Parking Spaces
12
Lot size
3.31 Acres
Property subtype
Office, Industrial
Zoning
C-3 NA
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Building Details
Year Built
2004
Buildings
1
Stories
1
Units
1
Building Size
4,941 SF
Listing Agency:
URBAN TEXAN REALTY GROUP
(210) 618-6924
Listed By:
Patrick Vallejo · License #663331
Source:
Crexi
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 9 at 4:20AM
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 URBAN TEXAN REALTY GROUP
Investment Insights
Based on property information with market context.
This 4,941-square-foot office building, completed in 2004, occupies a 3.31-acre site in Helotes. The property provides a practical office configuration with on-site parking and is suited to both owner-user occupancy and investment ownership. C-3 NA zoning supports its established commercial setting.
Located at 9002 Western View in the Northwest Business Park, the building offers access to Loop 1604, Bandera Road, and IH-10. Its position in the Northwest San Antonio and Helotes market places the office within a developed business environment while retaining a substantial land component for the asset type.
Located at 9002 Western View in the Northwest Business Park, the building offers access to Loop 1604, Bandera Road, and IH-10. Its position in the Northwest San Antonio and Helotes market places the office within a developed business environment while retaining a substantial land component for the asset type.
Key Highlights
- 4,941 SF office building on a 3.31‑acre site
- Built in 2004
- C‑3 NA zoning
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
$79,600
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
5.49%
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%
$1,592,000
$1.6M
Cap Rate 7%
$1,137,143
$1.1M
Cap Rate 9%
$884,444
$884.4K
Market Conditions
NOI Build-Up for 4,941 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
$118.6K $24.00/SF
− Vacancy
−$12.5K −$2.52/SF
EGI
$106.1K $21.48/SF
− OpEx
−$26.5K −$5.37/SF
NOI
$79.6K $16.11/SF
Area
Bexar County, TX
Vacancy
10.50%
Lease Rate
$24.00 /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%
$1,592,000
Cap Rate 7%
$1,137,143
Cap Rate 9%
$884,444
Alternative Uses
Best Use
Office B
$1.14M
$995.0K – $1.33M
NOI $79,600 @ 7.0% cap · market cap 5.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.34M
$1.17M – $1.56M
NOI $93,612 @ 7.0% cap · market cap 6.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
521
Businesses Nearby
Explore this area
Business Placement
Demographics for 78023, TX
30,295
Population
10,050
Households
3
Avg Household Size
40
Median Age
56%
College-Educated
97%
High-School Grad
89.8 sq mi
ZIP Area
337
Density / Sq Mi
$129,701
Median Household Income
$60,568
Median Earnings
$1,570
Median Rent
$393,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Functional office property with on-site parking, C-3 NA zoning, and connectivity to Loop 1604, Bandera Road, and IH-10.
Where is this office building located?
The property is located at 9002 WESTERN VW Helotes, TX.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: 4,941 SF office building on a 3.31‑acre site; Built in 2004; C‑3 NA zoning
