Flex Warehouse with Mezzanine
For Sale
Contact for pricing
9342 SE Loop 410, San Antonio, TX 78223
Flex warehouse offering mezzanine office views, receiving office, loading docks, and storage/production space.
Property Size4,000 SF
Price / SF$205
Days on Market148
Property Features for 9342 SE Loop 410
General Information
Standard status
Active
Size
4,000 SF
Property subtype
INDUSTRIAL
Listing Agency:
Matthews Real Estate Investment Services | Austin
(866) 889-0550
Listed By:
Jeff Miller · License #797536(TX)
(817) 239-1566
Source:
Moodyscre
Added: Apr 29
Changed: Sep 14
Last Checked: Sep 22 at 8:09PM
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 Matthews Real Estate Investment Services | Austin
Investment Insights
Based on property information with market context.
This flex warehouse totals approximately 4,000 square feet and includes mezzanine office space with views over the production or storage floor below. The layout also features a dedicated receiving office and a combined storage/production area designed for day-to-day operations.
Improvements support industrial workflow with loading docks and receiving functionality. The mezzanine configuration provides office space while maintaining sightlines into the work area.
The property is being offered for sale.
Improvements support industrial workflow with loading docks and receiving functionality. The mezzanine configuration provides office space while maintaining sightlines into the work area.
The property is being offered for sale.
Key Highlights
- Approximately 4,000 sq. ft. flex warehouse with mezzanine office space
- Mezzanine office includes production/storage floor views
- Includes a receiving office and storage/production area
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
$54,108
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
6.60%
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%
$1,082,160
$1.1M
Cap Rate 7%
$772,971
$773.0K
Cap Rate 9%
$601,200
$601.2K
Market Conditions
NOI Build-Up for 4,000 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
$86.4K $21.60/SF
− Vacancy
−$14.3K −$3.56/SF
EGI
$72.1K $18.04/SF
− OpEx
−$18.0K −$4.51/SF
NOI
$54.1K $13.53/SF
Area
ZIP 78223
Vacancy
16.50%
Lease Rate
$21.60 /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%
$1,082,160
Cap Rate 7%
$772,971
Cap Rate 9%
$601,200
Alternative Uses
Best Use
Office B
$773.0K
$676.4K – $901.8K
NOI $54,108 @ 7.0% cap · market cap 6.60%
Second Best
Flex RnD
$601.7K
$526.5K – $702.0K
NOI $42,120 @ 7.0% cap · market cap 5.14%
Theoretical Best
Office A
$961.9K
$841.7K – $1.12M
NOI $67,334 @ 7.0% cap · market cap 8.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
106
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78223, TX
55,705
Population
22,278
Households
2.5
Avg Household Size
35
Median Age
12%
College-Educated
78%
High-School Grad
40.9 sq mi
ZIP Area
1,362
Density / Sq Mi
$50,352
Median Household Income
$33,762
Median Earnings
$1,054
Median Rent
$156,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in San Antonio, TX
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Frequently Asked Questions
What type of property is this?
Flex space - Flex warehouse offering mezzanine office views, receiving office, loading docks, and storage/production space.
Where is this flex space located?
The property is located at 9342 SE Loop 410 San Antonio, TX.
What is the asking price?
The asking price for this property is $820,000.
What are key features of this property?
This property features: Approximately 4,000 sq. ft. flex warehouse with mezzanine office space; Mezzanine office includes production/storage floor views; Includes a receiving office and storage/production area
