Occupied Flex Space with Fenced
For Sale
Contact for pricing
9310 Converse Business Ln, Converse, TX 78109
Flex property featuring NNN leases, a fenced yard, and an all-concrete drive.
Property Size8,600 SF
Price / SF$162.79
Days on Market54
Property Features for 9310 Converse Business Ln
General Information
Standard status
Active
Size
8,600 SF
Property subtype
INDUSTRIAL
Occupancy
100%
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Listing Agency:
DH Realty Partners | San Antonio
(210) 222-2424
Listed By:
Allen Niesinov · License #768330
(210) 978-4050
Source:
Moodyscre
Added: Jul 28
Changed: Sep 10
Last Checked: Sep 19 at 9:35AM
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 DH Realty Partners | San Antonio
Investment Insights
Based on property information with market context.
This 8,600-square-foot flex space is 100% occupied and subject to NNN leases. The property includes a fenced yard and an all-concrete drive, providing defined outdoor space and durable site access for commercial operations.
Located at 9310 Converse Business Ln in Converse, Texas, the property is approximately 5 minutes from 1604, 10 minutes from I-35, and 10 minutes from I-10. Its combination of occupied tenancy, NNN lease structure, fenced yard, and concrete site improvements defines the offering.
Located at 9310 Converse Business Ln in Converse, Texas, the property is approximately 5 minutes from 1604, 10 minutes from I-35, and 10 minutes from I-10. Its combination of occupied tenancy, NNN lease structure, fenced yard, and concrete site improvements defines the offering.
Key Highlights
- 8,600 square feet of flex space
- 100% occupied
- NNN leases
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
$69,534
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
4.97%
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%
$1,390,680
$1.4M
Cap Rate 7%
$993,343
$993.3K
Cap Rate 9%
$772,600
$772.6K
Market Conditions
NOI Build-Up for 8,600 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
$112.5K $13.08/SF
− Vacancy
−$5.5K −$0.64/SF
EGI
$107.0K $12.44/SF
− OpEx
−$37.4K −$4.35/SF
NOI
$69.5K $8.09/SF
Area
Bexar County, TX
Vacancy
4.90%
Lease Rate
$13.08 /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%
$1,390,680
Cap Rate 7%
$993,343
Cap Rate 9%
$772,600
Alternative Uses
Best Use
Flex RnD
$993.3K
$869.2K – $1.16M
NOI $69,534 @ 7.0% cap · market cap 4.97%
Second Best
Warehouse
$852.9K
$746.3K – $995.1K
NOI $59,704 @ 7.0% cap · market cap 4.26%
Theoretical Best
Office A
$2.33M
$2.04M – $2.72M
NOI $162,935 @ 7.0% cap · market cap 11.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
508
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78109, TX
52,093
Population
19,279
Households
2.7
Avg Household Size
33
Median Age
31%
College-Educated
92%
High-School Grad
27.8 sq mi
ZIP Area
1,874
Density / Sq Mi
$87,635
Median Household Income
$44,182
Median Earnings
$1,645
Median Rent
$241,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Flex property featuring NNN leases, a fenced yard, and an all-concrete drive.
Where is this flex space located?
The property is located at 9310 Converse Business Ln Converse, TX.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 8,600 square feet of flex space; 100% occupied; NNN leases
