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    146 St San Antonio, TX 78228

    Sponsored
    For Sale
    $1,516,000

    High-yield QSR, 15-year lease, strong demographics.

    Property size:
    304 SF

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    400
    This exceptional investment opportunity presents a newly constructed, 304 square foot Brevity Coffee shop in San Antonio, Texas. Located at 146 St Cloud, 78228, this property boasts a prime location on a major retail thoroughfare, near US Hwy 421, and benefits from high visibility due to its hard corner intersection placement. The property is situated in a thriving commercial district (C-1 zoning) with a strong tenant synergy, including nearby national retailers such as Walmart, H-E-B, McDonald's, and more. The 0.38-acre lot includes 3 parking spaces. The building, constructed in 2024, features a drive-thru, enhancing convenience and sales potential. A 15-year absolute NNN ground lease with Grind Haus Coffee Company LLC is in place, commencing June 1, 2024, and expiring May 31, 2039. The lease includes two 5-year renewal options and features annual rent increases of 1.5% during the initial term and 3% during option periods, providing a hedge against inflation and consistent NOI growth. The current NOI is $91,000, representing a 6.00% cap rate on the $1,516,000 asking price. The property's strong demographics, with a 5-mile trade area population exceeding 357,000 and an average household income of $65,858, further solidify its investment potential. This is a management-free investment opportunity with significant long-term growth prospects. The property's APN is 08340-009-0390. The current occupancy is 100%.

    Property Features for 146 St

    General Information

    Property type
    Restaurants
    Square Feet
    304 SF
    Lot Size
    16,553 SF

    Building Details

    Year Built
    2024

    HighLights

    • Brand new 15‑year NNN ground lease with Grind Haus Coffee Company, including two 5‑year renewal options and annual rent increases.
    • Absolute NNN lease; new construction; zero landlord responsibilities.
    • Prime San Antonio location near major retailers (Walmart, H‑E‑B, McDonald's) with drive‑thru; 0.38‑acre lot, 3 parking spaces.
    • Strong demographics: 5‑mile trade area population exceeding 357,000, average household income $65,858; $91,000 NOI, 6.00% cap rate.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial real estate

    Map

    City
    San Antonio
    County
    Bexar
    State
    Texas
    Longitude
    -98.5504837
    Latitude
    29.4554927

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    FAQs

    What type of property is this?
    Restaurant - High-yield QSR, 15-year lease, strong demographics.
    Where is this restaurant located?
    The property is located at 146 St San Antonio, TX.
    What is the asking price?
    The asking price for this property is $1,516,000.
    What are key features of this property?
    This property features: Brand new 15-year NNN ground lease with Grind Haus Coffee Company, including two 5-year renewal options and annual rent increases.; Absolute NNN lease; new construction; zero landlord responsibilities.; Prime San Antonio location near major retailers (Walmart, H-E-B, McDonald's) with drive-thru; 0.38-acre lot, 3 parking spaces.
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    San Antonio, TX 78228
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    146 St San Antonio, TX 78228
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