Retail Building on San
For Sale
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600 San Pedro Ave, San Antonio, TX 78212
5,326 SF retail building near Midtown and Downtown San Antonio.
Property Size5,326 SF
Lot Size0.25 Acres
Price / SF$178.37
Days on Market740
Property Features for 600 San Pedro Ave
General Information
Standard status
Active
Size
5,326 SF
Lot size
0.25 Acres
Property subtype
Land, Retail
Zoning
C-3
Building Details
Buildings
1
Stories
1
Units
1
Listing Agency:
Valcor Commercial Real Estate
(210) 824-4242
Listed By:
Gary Stephens
Source:
Crexi
Added: Aug 22, 2024
Changed: Aug 27
Last Checked: Aug 29 at 12:31AM
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 Valcor Commercial Real Estate
Investment Insights
Based on property information with market context.
The property at 600 San Pedro Ave is a 5,326 SF standalone retail building situated on 0.251 acres. Located near Midtown and downtown San Antonio, the property is positioned close to IH-10, IH-35, and Fredericksburg Rd. The building features an open floor plan and offers an optional additional parking. This property is suitable for retail ventures.
Key Highlights
- Prime location on San Pedro Ave, near Midtown and downtown San Antonio.
- 5,326 SF standalone retail building.
- Convenient access to IH‑10, IH‑35, and Fredericksburg Rd.
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
$71,295
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
7.50%
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%
$1,425,900
$1.4M
Cap Rate 7%
$1,018,500
$1.0M
Cap Rate 9%
$792,167
$792.2K
Market Conditions
NOI Build-Up for 5,326 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
$106.1K $19.92/SF
− Vacancy
−$4.2K −$0.80/SF
EGI
$101.9K $19.12/SF
− OpEx
−$30.6K −$5.74/SF
NOI
$71.3K $13.39/SF
Area
San Antonio, TX
Vacancy
4.00%
Lease Rate
$19.92 /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%
$1,425,900
Cap Rate 7%
$1,018,500
Cap Rate 9%
$792,167
Alternative Uses
Best Use
Retail
$1.02M
$891.2K – $1.19M
NOI $71,295 @ 7.0% cap · market cap 7.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,100 @ 7.0% cap · market cap 10.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,468
Businesses Nearby
Explore this area
Business Placement
Demographics for 78212, TX
26,738
Population
13,399
Households
2
Avg Household Size
39
Median Age
39%
College-Educated
85%
High-School Grad
6.9 sq mi
ZIP Area
3,875
Density / Sq Mi
$60,222
Median Household Income
$40,037
Median Earnings
$1,084
Median Rent
$299,400
Median Home Value
Market
Vacancy Rate% for Retail in San Antonio, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - 5,326 SF retail building near Midtown and Downtown San Antonio.
Where is this retail space located?
The property is located at 600 San Pedro Ave San Antonio, TX.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Prime location on San Pedro Ave, near Midtown and downtown San Antonio.; 5,326 SF standalone retail building.; Convenient access to IH‑10, IH‑35, and Fredericksburg Rd.
