Net-Leased Dental Office
For Sale
$2,100,000
9590 Marbach Rd, San Antonio, TX 78245
4,317-square-foot dental facility with NNN lease structure, recently replaced HVAC in 2025, and in-place long-term tenant occupancy.
Property Size4,364 SF
Lot Size0.91 Acres
Price / SF$481.21
Days on Market58
Property Features for 9590 Marbach Rd
General Information
Standard status
Active
Size
4,364 SF
Lot size
0.91 Acres
Property subtype
Office Medical
Occupancy
100%
Site & Location
Traffic Count
24,333 vehicles/day
Highway Access
Yes
Additional Details
Cap Rate
5.95%
Amenities
Long-Term NNN-Leased Dental Asset with Two Percent Annual Rent Increases
Leased to Heritage Dental Group with Three Years Remaining and Two Five-Year Renewal Options
Strategically Located in West San Antonio, the Fastest-Growing Submarket in the San Antonio MSA
MSA Strong Demographics Paired with a Supply-Constrained Dental Market
Building Details
Building Size
4,364 SF
Year Built
2007
Year Renovated
2017
Tenancy
Single
Listing Agency:
(210) 343-7821
Listed By:
James Stewart, CCIM · License #License(s): TX: 531005
(210) 343-7821
Source:
Marcusmillichap
Added: Jun 28
Changed: Aug 8
Last Checked: Aug 24 at 3:07AM
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 James Stewart, CCIM
Investment Insights
Based on property information with market context.
This net-leased dental property contains 4,317 square feet in a building originally constructed in 2007. Tenant renovations were completed in 2017, and the air conditioning units were replaced in 2025. The property is situated on a 0.91-acre site and is currently occupied by Heritage Dental Group under an NNN lease.
The lease is structured as a 10-year term, with the tenant currently in year seven, and includes two additional five-year renewal options. The NNN lease provides for two percent annual rent increases. The site offers a 7.41-per-1,000 parking ratio and visibility to approximately 24,333 vehicles per day. The property is located about 1.4 miles from Loop 410 and benefits from strong regional access.
For investors and operators evaluating healthcare-related real estate, this asset pairs a long-term, in-place dental tenant with recent mechanical improvements that help reduce near-term capital needs. The surrounding area is supported by reported five-mile demographics of more than 270,000 residents and over 87,000 households, along with educational facilities nearby, including multiple elementary schools, a high school, and two charter schools within three miles.
The lease is structured as a 10-year term, with the tenant currently in year seven, and includes two additional five-year renewal options. The NNN lease provides for two percent annual rent increases. The site offers a 7.41-per-1,000 parking ratio and visibility to approximately 24,333 vehicles per day. The property is located about 1.4 miles from Loop 410 and benefits from strong regional access.
For investors and operators evaluating healthcare-related real estate, this asset pairs a long-term, in-place dental tenant with recent mechanical improvements that help reduce near-term capital needs. The surrounding area is supported by reported five-mile demographics of more than 270,000 residents and over 87,000 households, along with educational facilities nearby, including multiple elementary schools, a high school, and two charter schools within three miles.
Key Highlights
- 4,317 SF dental property built in 2007 on a 0.91‑acre parcel with an in‑place NNN lease
- Heritage Dental Group tenant: in year seven of a 10‑year lease with two additional five‑year renewal options
- NNN lease includes 2% annual rent increases for consistent income growth
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
$59,476
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
2.83%
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%
$1,189,520
$1.2M
Cap Rate 7%
$849,657
$849.7K
Cap Rate 9%
$660,844
$660.8K
Market Conditions
NOI Build-Up for 4,364 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
$96.4K $22.08/SF
− Vacancy
−$17.1K −$3.91/SF
EGI
$79.3K $18.17/SF
− OpEx
−$19.8K −$4.54/SF
NOI
$59.5K $13.63/SF
Area
ZIP 78245
Vacancy
17.70%
Lease Rate
$22.08 /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%
$1,189,520
Cap Rate 7%
$849,657
Cap Rate 9%
$660,844
Alternative Uses
Best Use
Office B
$849.7K
$743.5K – $991.3K
NOI $59,476 @ 7.0% cap · market cap 2.83%
Second Best
Healthcare Medical
$829.5K
$725.8K – $967.8K
NOI $58,066 @ 7.0% cap · market cap 2.77%
Theoretical Best
Office A
$1.11M
$974.0K – $1.30M
NOI $77,923 @ 7.0% cap · market cap 3.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24,333 VPD
Traffic count
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
351
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78245, TX
93,031
Population
32,219
Households
2.9
Avg Household Size
31
Median Age
26%
College-Educated
91%
High-School Grad
35.2 sq mi
ZIP Area
2,643
Density / Sq Mi
$87,890
Median Household Income
$43,165
Median Earnings
$1,563
Median Rent
$241,500
Median Home Value
Market
Vacancy Rate% for Office in San Antonio, TX
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Frequently Asked Questions
What type of property is this?
Medical Office Space - 4,317-square-foot dental facility with NNN lease structure, recently replaced HVAC in 2025, and in-place long-term tenant occupancy.
Where is this medical office space located?
The property is located at 9590 Marbach Rd San Antonio, TX.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 4,317 SF dental property built in 2007 on a 0.91‑acre parcel with an in‑place NNN lease; Heritage Dental Group tenant: in year seven of a 10‑year lease with two additional five‑year renewal options; NNN lease includes 2% annual rent increases for consistent income growth
