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Property profile & analytics
FOR LEASE
Community centers
8407 Bandera Rd San Antonio, TX 78250
Entity Owned
Free & Clear
Property ID
US82-3084134
For Lease
1 / 16
$620,000
8407 Bandera Rd, San Antonio, TX 78250
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Property summary
AI-generated overview
This exceptional retail opportunity is located within the Bandera Festival Shopping Center at 8407 Bandera Rd, San Antonio, TX 78250, near Guilbeau Road. The property, built in 1989, comprises two single-story buildings totaling 194,501 square feet and features 35 suites. Currently, a single, contiguous space of 1,190 square feet is available for lease. This space represents a minimum divisible unit, with no larger contiguous space currently available. The property is zoned C3 and offers a versatile space suitable for various retail, office, or medical uses. The location provides excellent visibility and accessibility within a well-established shopping center. This is an ideal opportunity for businesses seeking a prominent presence in a thriving San Antonio market. The property's convenient location and ample square footage make it a highly desirable option for a variety of commercial ventures. Interested parties should inquire about lease terms and availability.
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1988
Total area
14,040 SF
Lot
8.4 ac (365,904 SF)
APN
17929-001-0040
UPID
US82-3084134
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Gunner 380 Inc D.B.A Wareagle Security Services Law Firm Security Service
-
For the love of the blade Barber Shop
-
Salón San Miguel Hair Salon Nail Salon
-
Dr. Mikael Jacobson Physician
-
House of Joy Chinese Restaurant Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$480k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$760k
Blend (final)
Blend
$620k
Owner & transaction history
Southampton Properties LLC
Southampton Properties LLC
since 2025
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$960,000
+56.9%
Office building
$930,000
+52.4%
Apartment house (5+ units)
$905,000
+47.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs San Antonio submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Antonio submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$480,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$610,000
Current use
WAREHOUSE, STORAGE
$960,000
Change: +57% · Conversion: Difficult
OFFICE BUILDING
$930,000
Change: +52% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$905,000
Change: +48% · Conversion: Difficult
Blend value · Realmo final
$620k
Range $558k – $682k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$44 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$221,376
Tax year 2023
Assessed value
$9,639,000
Assessed 2023
Previous assessed
$9,639,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$3,289,480
Assessed improvement
$6,349,520
Land market value
$3,289,480
Improvement market value
$6,349,520
Total market value
$9,639,000
Applied tax rate
6.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Community centers
Use group
MINI-MALL
Status
For Lease
Year built
1988
Heating
CENTRAL
Cooling
YES
Buildings
4
Stories
1
Total area
14,040 SF
Lot
8.4 ac (365,904 SF)
APN
17929-001-0040
UPID
US82-3084134
Jurisdiction
BEXAR
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$610,000
WAREHOUSE, STORAGE
Est. value
$960,000
OFFICE BUILDING
Est. value
$930,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$905,000
NEIGHBORHOOD: SHOPPING CENTER Current
WAREHOUSE, STORAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1988
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
4
Lot
8.4 ac
Current owner
From public records · entity-resolved
Southampton Properties LLC
Entity
Free & Clear · 0 yrs held
Mailing address
24123 BOERNE STAGE RD STE #410, SAN ANTONIO, TX 78255-9400
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2025
—
Southampton Properties LLC
Continental Homes Of Texas LP
Warranty Deed
—
Dec 8, 2016
—
Bfsc Group LP
—
Deed
related
$18,000,000 · Miscellaneous Ins Co
Mar 6, 2007
—
Bfsc Group
Eqyinvest Owner II Ltd LLP
Grant Deed
related
—
Apr 26, 2006
—
Eqyinvest Owner II Ltd LLP
Bandera Festival Partners
Grant Deed
related
—
—
—
Bfsc Group LP
—
Deed Of Trust
related
$18,000,000 · Miscellaneous Ins Co
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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