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    Property profile & analytics

    2600 Flores St San Antonio, TX 78204

    • Turn key restaurants
    • 800 SF
    • 0.05 lot acres
    For Lease
    View listing
    $12 SF/Yr
    Last Sale
    Aug 19, 2021
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US83-0343175
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Botanica Miracle Hand / Party Store

    Property Details for 2600 Flores St

    Year built
    1970
    Lot size
    0.05 lot acres
    Property size
    800 SF
    Property type
    Turn key restaurants
    APN
    02597-000-0200
    APU
    25970000200

    Description

    This exceptional 22,264 square foot single-story creative office building, located at 2600 S. Flores St in San Antonio, Texas, 78204, offers multiple spaces available ranging from 800 to 19,270 contiguous square feet. Situated in the vibrant Lone Star District, this property boasts prime frontage on South Flores Street, a major thoroughfare providing excellent visibility and accessibility. The building is conveniently located within walking distance of numerous amenities, including restaurants and coffee shops, ensuring high foot traffic and exposure. Its proximity to downtown San Antonio (a 5-minute drive) and I-10 provides easy access to the San Antonio Riverwalk, Lone Star Brewery, and convenient transportation. The flexible layout caters to diverse business needs, whether retail or office. The C-2 zoning allows for a variety of uses. This property is professionally managed and offers competitive lease terms. The area is experiencing significant growth and is considered San Antonio's emerging counterpart to Austin's Rainey Street District, presenting a unique investment opportunity. No elevators are present.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    San Antonio
    County
    Bexar
    State
    Texas
    Longitude
    -98.5043
    Latitude
    29.3988
    CBSA code
    41700
    CBSA name
    SAN ANTONIO, TX METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $1,705
    $24,830
    $43,570
    $68,400
    -
    $24,830
    $43,570
    $68,400

    Comparable in this City

    • Value Estimation
      $1,445,000
      10,980 SF

      212 Flores St

      RESTAURANT • 10,980 SF
      212 Flores St, San Antonio, TX 78204-1000
      View Details
    • Value Estimation by Request
      2,912 SF

      1322 Laredo St

      RESTAURANT • 2,912 SF
      1322 Laredo St, San Antonio, TX 78204-3217
      View Details
    • Value Estimation by Request
      558 SF

      1401 Flores St, Unit 100

      RESTAURANT • 558 SF
      1401 Flores St, San Antonio, TX 78204-1650
      View Details
    • Value Estimation by Request
      1,470 SF

      2030 Alamo St

      RESTAURANT • 1,470 SF
      2030 Alamo St, San Antonio, TX 78204-3201
      View Details
    • Value Estimation by Request
      2,000 SF

      2219 Flores St

      RESTAURANT • 2,000 SF
      2219 Flores St, San Antonio, TX 78204-2217
      View Details
    • Value Estimation by Request
      2,529 SF

      503 Mitchell St

      RESTAURANT • 2,529 SF
      503 Mitchell St, San Antonio, TX 78204-2727
      View Details

    Similar Nearby for Sale

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    Similar Nearby for Lease

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    • Contact for pricing
      26,040 SF

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      26,040 SF retail building with office and dock.
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    • $12 SF/Yr
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      Lone Star District Creative Office

      San Antonio Office Space: 800-19,270 SF
      2600 Flores St, San Antonio, TX 78204
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    • Contact for pricing
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      Downtown San Antonio Retail Space

      Retail space in vibrant downtown San Antonio, near Riverwalk.
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    • $24 SF/Yr
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      Retail Space Available For Lease

      Retail space available for lease in San Antonio, TX.
      1010 S Flores St, San Antonio, TX 78204
      View Details
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    2600 Flores St
    San Antonio, TX 78204
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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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