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    29774 Us-281 Bulverde, TX 78163

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    29774 Us-281 Bulverde, TX 78163

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    • Retail properties & Spaces
    • 4,000 SF
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Retail properties & Spaces

    Property Details for 29774 Us-281

    Property size
    4,000 SF
    Property type
    Retail properties & Spaces
    Property subtype
    Restaurants

    Description

    Bulverde Market Place, a vibrant mixed-use development in the rapidly growing North San Antonio, Texas submarket, offers exceptional office space for lease. Located at 29774 US-281, Bulverde, TX 78163, this property boasts 4,000 square feet of total building space, divided into seven suites. Spaces range from a minimum of 550 square feet to a maximum contiguous space of 4,000 square feet, providing flexibility for various business needs. The property features C-3 zoning, allowing for diverse commercial uses, including medical, traditional, coworking, creative, and executive offices, as well as retail and restaurant options. With 382 feet of frontage on US Highway 281 N, the property enjoys high visibility and accessibility. Its strategic location provides easy access to major thoroughfares like Highways 46, Bulverde Road, Stone Oak Parkway, TPC Parkway, Evans Road, and 1604, placing businesses within a 10-mile radius of significant traffic intersections. The available spaces offer a mix of "white box" and second-generation options, facilitating efficient move-in and startup. Six spaces are currently available. This is an excellent opportunity to establish a presence in a thriving commercial corridor.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Bulverde
    County
    Comal
    State
    Texas
    Longitude
    -98.4389
    Latitude
    29.7366

    Comparable in this City

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      9,960 SF

      32685 Us-281

      Medical Office Space • 9,960 SF
      32685 Us-281, Bulverde, TX 78163
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      9,960 SF

      32685 Us-281

      Medical Office Space • 9,960 SF
      32685 Us-281, Bulverde, TX 78163
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    • Value Estimation by Request
      110.08 Acres

      2780 Bulverde Rd

      Retail properties & Spaces • 110.08 Acres
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    • Value Estimation by Request
      7,200 SF

      115 Old Boerne Rd

      Office Units • 7,200 SF
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    • Value Estimation by Request
      16.84 Acres

      281 Fm 1863 & Hwy

      Retail properties & Spaces • 733,550 SF
      281 Fm 1863 & Hwy, Bulverde, TX 78163
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    Similar Nearby for Sale

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      909 SF

      Move-in Ready Medical Office Space

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      Secluded Lot in Belle Oaks

      2.55-acre lot in Belle Oaks community, Bulverde, TX.
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      2.193 acre retail pad site with excellent visibility.
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      Prime Pad Sites Available

      Commercial pad sites near major retailers.
      281 N & Bulverde Xing, Bulverde, TX 78163
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    • $188,000
      Pending

      Bulverde Land For Sale

      Land available in Bulverde, Texas, with over 49,000 square feet.
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    Similar Nearby for Lease

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      3,200 SF

      Bulverde Restaurant with Drive-Thru

      Restaurant space with drive-thru opportunity in Bulverde, Texas.
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      Garden Office Setting For Rent

      Office space in a garden setting with ample parking.
      30745 Us Highway 281 N, Bulverde, TX 78163
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      1,663 SF

      Bulverde Office Space Available

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      32665 Us Highway 281 N, Bulverde, TX 78163
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      7,800 SF

      Multi-Tenant Building with Drive-Thru

      6,800 SF multi-tenant building with drive-thru end cap.
      33701 Us Highway 281, Bulverde, TX 78163
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    29774 Us-281
    Bulverde, TX 78163
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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.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    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
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