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    8021 Farm-To-Market Rd Converse, TX 78109

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    8021 Farm-To-Market Rd Converse, TX 78109

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    • Lifestyle centers
    • 16,830 SF
    • 1.56 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Lifestyle centers

    Property Details for 8021 Farm-To-Market Rd

    Year built
    1987
    Lot size
    1.56 lot acres
    Property size
    16,830 SF
    Property type
    Lifestyle centers
    Property subtype
    Power centers

    Description

    Ventura Plaza, located at 8021 Farm-To-Market Road 78 in Converse, Texas, presents a compelling investment opportunity in a stabilized retail shopping center. This single-story, 16,830 square foot building, constructed in 1987 and renovated in 2020, sits on a 1.56-acre lot and features ten individual units currently boasting 100% occupancy. The property benefits from a highly visible location on FM 78, a major thoroughfare, with a signalized intersection ensuring excellent accessibility for customers and tenants. The ample parking provision of 101 spaces caters to the needs of the diverse tenant mix. A prominent pylon sign enhances visibility, and a vacant pad site offers significant potential for expansion and increased net operating income. The property's commercial zoning allows for a variety of uses, and its long-term, stable tenant base provides a reliable income stream. Situated in Bexar County, this Converse location offers the advantages of a thriving commercial area with easy access to the larger San Antonio metropolitan area. This property represents a rare opportunity to acquire a well-maintained, high-performing retail center with substantial upside potential. The property is zoned for commercial use.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Converse
    County
    Bexar
    State
    Texas
    Longitude
    -98.3305
    Latitude
    29.4937

    Comparable in this City

    • Value Estimation by Request
      12,224 SF

      8214 Farm-To-Market Rd

      Lifestyle centers • 12,224 SF
      8214 Farm-To-Market Rd, Converse, TX 78109
      View Details
    • Value Estimation by Request
      19,207 SF

      8455 Crestway Dr

      Neighborhood centers • 19,207 SF
      8455 Crestway Dr, Converse, TX 78109
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    • Value Estimation
      $870,000
      18,630 SF

      8340 Fm 78

      SHOPPING CENTER, STRIP CENTER • 18,630 SF
      8340 Fm 78, Converse, TX 78109-1080
      View Details
    • Value Estimation by Request
      4,320 SF

      8320 Fm 78

      SHOPPING CENTER, STRIP CENTER • 4,320 SF
      8320 Fm 78, Converse, TX 78109-1083
      View Details
    • Value Estimation
      $615,000
      16,049 SF

      8021 Fm 78

      SHOPPING CENTER, STRIP CENTER • 16,049 SF
      8021 Fm 78, Converse, TX 78109-1058
      View Details
    • Value Estimation by Request
      5,000 SF

      9204 Schaefer Rd

      SHOPPING CENTER, STRIP CENTER • 5,000 SF
      9204 Schaefer Rd, Converse, TX 78109-2072
      View Details

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    Similar Nearby for Lease

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      Retail Space Available For Lease

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      9179 Farm-To-Market Rd 78, Converse, TX 78109
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      4,394 SF

      Retail Center on Miramar Boulevard

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      1,278 SF

      Retail Space in Converse, TX

      Highly visible retail space near City Hall and Converse City Park.
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      Retail Space in Converse, Texas

      Retail space for rent in Converse, across from Walmart.
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    Converse, TX 78109
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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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