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    778 Cibolo Valley Dr Cibolo, TX 78108
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    Property profile & analytics

    778 Cibolo Valley Dr Cibolo, TX 78108

    View on Map
    • Lifestyle centers
    • 18,446 SF
    • 1.94 lot acres
    Off-Market
    Property ID
    US83-2524377
    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.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Shikha Nandal, DDS / Dental Office
    • Buffalo Wild Wings 'GO' / Restaurant
    • The Joint Chiropractic / Alternative Medicine Practice
    • Buffalo Valley Dental Care / Dental Office

    Property Details for 778 Cibolo Valley Dr

    Year built
    2023
    Lot size
    1.94 lot acres
    Property size
    18,446 SF
    Property type
    Lifestyle centers
    Property subtype
    Power centers

    Description

    This exceptional investment opportunity presents a fully leased, multi-tenant retail shopping center totaling 18,446 square feet situated on a 1.942-acre lot in Cibolo, Texas, zip code 78108. The property, built in 2023, consists of two buildings and boasts a diverse mix of seven tenants, including Heartland Dental, all under 10-year leases with built-in rent bumps. Located at 778 Cibolo Valley Dr, this center benefits from high visibility and accessibility, situated as an outparcel to a Walmart and adjacent to a new H-E-B development. The property enjoys a 6.35% cap rate and a strong net operating income (NOI) of $760,075, reflecting an asking price of $11,970,000 ($648.92 per square foot). The area demonstrates robust demographics, including a 4.43% annual population growth rate within a 1-mile radius, a daytime population of 94,116 within 5 miles, and an average household income of $128,891 within 1 mile. The property's design includes outdoor patio areas, and the building's flexible layout makes it adaptable to various uses. This investment offers a stable and diversified income stream with scheduled rent increases and significant potential for asset appreciation in a rapidly growing San Antonio suburb. The property is a NNN lease, meaning tenants are responsible for property management fees, creating a truly passive investment opportunity. This is a multi-tenant retail investment opportunity in one of San Antonio's fastest-growing suburbs.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Cibolo
    County
    Guadalupe
    State
    Texas
    Longitude
    -98.2376206
    Latitude
    29.5715951

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      Versatile Commercial Land Available

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    Similar Nearby for Sale

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      2,438 SF

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      Historic Cibolo Building For Sale

      5,000 SF historic building ideal for restaurant, venue, or retail.
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    • $3,000,000
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      Versatile Commercial Land Available

      10.738 acres of commercial land suitable for various uses.
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      Corner Lot in Turning Stone

      1.99 acre corner lot ideal for retail or office.
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      Outlot to Walmart Supercenter

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      Schertz Development Opportunity Available

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    Similar Nearby for Lease

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      Cibolo Valley Retail Space Available

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    Cibolo, TX 78108
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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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