Toepperwein Road Commercial
For Sale
$750,000
932 TOEPPERWEIN RD, Converse, TX 78109
Land with retail and residential development potential in Converse, TX.
Property Size1,637 SF
Lot Size3.50 Acres
Price / SF$458.16
Days on Market1120
Property Features for 932 TOEPPERWEIN RD
General Information
Standard status
Active
Size
1,637 SF
Lot size
3.50 Acres
Property subtype
General Commercial
Amenities
3
B-2
2 Parking Spaces.
Building Details
Year Built
1954
Stories
1
Listing Agency:
Keller Williams City-View
(210) 696-9996
Listed By:
Shaunae LaCombe
Source:
Xome
Added: Jul 19, 2023
Changed: Aug 8
Last Checked: Jul 24 at 11:32AM
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 Keller Williams City-View
Investment Insights
Based on property information with market context.
This property on Toepperwein Road offers a combination of location, size, and market demand. It presents an opportunity to capitalize on retail, multifamily, and commercial markets. The site is located in an amenity-rich corridor with new residences and businesses expanding into the market. It is suitable for a retail or residential community. The property is one of the few sites along Toepperwein Road that is over 3.5 acres. Converse is pro-development for retail, multifamily, and other commercial uses. The property size is 1637 square feet.
Key Highlights
- Exceptional opportunity to capitalize on burgeoning retail, multifamily, and commercial markets.
- One of few sites along Toepperwein Road over 3.5 acres.
- Converse is pro‑development for retail, multifamily, and other commercial uses.
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
$21,781
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
2.90%
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%
$435,620
$435.6K
Cap Rate 7%
$311,157
$311.2K
Cap Rate 9%
$242,011
$242.0K
Market Conditions
NOI Build-Up for 1,637 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
$32.4K $19.80/SF
− Vacancy
−$1.3K −$0.79/SF
EGI
$31.1K $19.01/SF
− OpEx
−$9.3K −$5.70/SF
NOI
$21.8K $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%
$435,620
Cap Rate 7%
$311,157
Cap Rate 9%
$242,011
Alternative Uses
Best Use
Retail
$311.2K
$272.3K – $363.0K
NOI $21,781 @ 7.0% cap · market cap 2.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$443.1K
$387.7K – $516.9K
NOI $31,014 @ 7.0% cap · market cap 4.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
347
Businesses Nearby
10k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
8,073 visits/mo
0.3 miles
Valero Energy
Shops & Services
2,229 visits/mo
0.4 miles
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
Market
Vacancy Rate% for Retail 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?
Commercial land - Land with retail and residential development potential in Converse, TX.
Where is this commercial land located?
The property is located at 932 TOEPPERWEIN RD Converse, 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: Exceptional opportunity to capitalize on burgeoning retail, multifamily, and commercial markets.; One of few sites along Toepperwein Road over 3.5 acres.; Converse is pro‑development for retail, multifamily, and other commercial uses.
