Former Gas Station with
For Sale
$550,000
9446 S Presa St, San Antonio, TX 78223
Single building on a commercial-zoned site with access from S Presa St and San Juan Rd.
Property Size1,646 SF
Lot Size0.16 Acres
Price / SF$334.14
Days on Market146
Property Features for 9446 S Presa St
General Information
Standard status
Active
Size
1,646 SF
Lot size
0.16 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$2,250
Listing Agency:
Premier Realty Group Platinum
(210) 641-1400
Listed By:
Victoria Obregon
(210) 727-9096
Source:
Exprealty
Added: Apr 11
Changed: Sep 3
Last Checked: Sep 2 at 12:34AM
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 Premier Realty Group Platinum
Investment Insights
Based on property information with market context.
This property consists of one building on a 0.16-acre commercial-zoned lot. It was formerly used as a gas station, with underground tanks removed and the site cleared by the Texas Commission on Environmental Quality. The building has been used for storage only.
The seller notes the property is offered as one of two being sold as a pair. It sits immediately adjacent to a residential lot with a single-story house, and that residential parcel is described as nearly 1 acre. The residential lot is described as being able to be rezoned commercial to create a combined commercial lot of 1.16 acres. The site is positioned between two other commercial properties and has access from both S Presa St and San Juan Rd.
The seller notes the property is offered as one of two being sold as a pair. It sits immediately adjacent to a residential lot with a single-story house, and that residential parcel is described as nearly 1 acre. The residential lot is described as being able to be rezoned commercial to create a combined commercial lot of 1.16 acres. The site is positioned between two other commercial properties and has access from both S Presa St and San Juan Rd.
Key Highlights
- 0.16‑acre commercial‑zoned site with a single building and access from both S Presa St. and San Juan Rd.
- Former gas station; underground tanks have been removed and the site has been cleared by the TX Commission on Environmental Quality.
- Adjacent to a residential lot with a single‑story house on nearly 1 acre; the residential lot can be rezoned commercial to create a combined 1.16‑acre commercial lot.
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
$23,608
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
4.29%
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%
$472,160
$472.2K
Cap Rate 7%
$337,257
$337.3K
Cap Rate 9%
$262,311
$262.3K
Market Conditions
NOI Build-Up for 1,646 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
$32.8K $19.92/SF
− Vacancy
−$1.3K −$0.80/SF
EGI
$31.5K $19.12/SF
− OpEx
−$7.9K −$4.78/SF
NOI
$23.6K $14.34/SF
Area
ZIP 78223
Vacancy
4.00%
Lease Rate
$19.92 /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%
$472,160
Cap Rate 7%
$337,257
Cap Rate 9%
$262,311
Alternative Uses
Best Use
Specialty Retail
$337.3K
$295.1K – $393.5K
NOI $23,608 @ 7.0% cap · market cap 4.29%
Second Best
Retail
$314.8K
$275.4K – $367.2K
NOI $22,034 @ 7.0% cap · market cap 4.01%
Theoretical Best
Office A
$395.8K
$346.4K – $461.8K
NOI $27,708 @ 7.0% cap · market cap 5.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
117
Businesses Nearby
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
Market
Vacancy Rate% for Retail in San Antonio, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Gas station - Single building on a commercial-zoned site with access from S Presa St and San Juan Rd.
Where is this gas station located?
The property is located at 9446 S Presa St San Antonio, TX.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 0.16‑acre commercial‑zoned site with a single building and access from both S Presa St. and San Juan Rd.; Former gas station; underground tanks have been removed and the site has been cleared by the TX Commission on Environmental Quality.; Adjacent to a residential lot with a single‑story house on nearly 1 acre; the residential lot can be rezoned commercial to create a combined 1.16‑acre commercial lot.
