Corner Lot Near Downtown San
For Sale
Contact for pricing
Pending
1812 S Presa St, San Antonio, TX 78210
Corner lot near downtown San Antonio with redevelopment potential.
Property Size5,824 SF
Lot Size0.35 Acres
Days on Market687
Property Features for 1812 S Presa St
General Information
Standard status
Pending
Size
5,824 SF
Class
C
Lot size
0.35 Acres
Property subtype
Special Purpose
Zoning
C-3NA
Building Details
Year Built
1950
Listing Agency:
CENTURY 21 Scott Myers Realtors
Listed By:
Norm Muller · License #TX
Source:
Crexi
Added: Oct 15, 2024
Changed: Aug 24
Last Checked: Aug 30 at 7:14PM
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 CENTURY 21 Scott Myers Realtors
Investment Insights
Based on property information with market context.
Located minutes south of Downtown San Antonio, this property offers convenient access to Highways I-37, I-10, and I-35. The site features a 5,824 sq. ft. cinder block building situated on a 15,180 sq. ft. lot with ample parking. Positioned on the corner of S Presa and Conrad St, the property is zoned C-3NA NCD-1, making it suitable for a creative owner/user or for warehousing, storage, or retail purposes. The area of S Presa is undergoing gentrification, presenting a unique opportunity to acquire property in a transforming neighborhood. The property is also available for lease to qualified tenants at $6,000 per month plus NNN. The site is a 1/4 - 1/2 acre, level corner lot.
Key Highlights
- Convenient access to Hwys. I‑37, 1‑10 & 1‑35 and Downtown San Antonio.
- Versatile C‑3NA NCD‑1 zoning suitable for creative owner/user, warehousing, storage, or retail.
- Large 5,824 sq. ft. cinder block building on a 15,180 sq. ft. lot with ample parking.
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
$40,455
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
5.39%
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%
$809,100
$809.1K
Cap Rate 7%
$577,929
$577.9K
Cap Rate 9%
$449,500
$449.5K
Market Conditions
NOI Build-Up for 5,824 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
$52.4K $9.00/SF
− Vacancy
−$4.8K −$0.83/SF
EGI
$47.6K $8.17/SF
− OpEx
−$7.1K −$1.23/SF
NOI
$40.5K $6.95/SF
Area
San Antonio, TX
Vacancy
9.20%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$809,100
Cap Rate 7%
$577,929
Cap Rate 9%
$449,500
Alternative Uses
Best Use
Retail
$1.11M
$974.5K – $1.30M
NOI $77,961 @ 7.0% cap · market cap 10.40%
Second Best
Warehouse
$577.9K
$505.7K – $674.3K
NOI $40,455 @ 7.0% cap · market cap 5.39%
Theoretical Best
Office A
$1.49M
$1.30M – $1.73M
NOI $103,992 @ 7.0% cap · market cap 13.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
674
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 78210, TX
33,010
Population
14,410
Households
2.3
Avg Household Size
38
Median Age
16%
College-Educated
76%
High-School Grad
7.3 sq mi
ZIP Area
4,522
Density / Sq Mi
$51,990
Median Household Income
$33,271
Median Earnings
$1,119
Median Rent
$172,700
Median Home Value
Market
Vacancy Rate% for Industrial in San Antonio, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Corner lot near downtown San Antonio with redevelopment potential.
Where is this warehouse located?
The property is located at 1812 S Presa St San Antonio, TX.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: Convenient access to Hwys. I‑37, 1‑10 & 1‑35 and Downtown San Antonio.; Versatile C‑3NA NCD‑1 zoning suitable for creative owner/user, warehousing, storage, or retail.; Large 5,824 sq. ft. cinder block building on a 15,180 sq. ft. lot with ample parking.
