3570-3580 Culebra Rd | 19,730 SF Value-Add Opportunity | 50% Vacant

Highlights:

• 19,730 SF across two buildings (7,760 SF office, 11,970 SF retail/warehouse) on two separate parcels
• Current 50% occupancy with below-market in-place rents—immediate value-add through lease-up and rent repositioning
• C-2 zoning permits office, retail, medical, restaurant, service uses—flexible for multiple tenant types
• Walking distance to St. Mary's University (9,000+ student/faculty population)—institutional traffic generator
• High-traffic Culebra Road frontage with 22,600 daily vehicle count
• New QSR investment across street (Whataburger, McDonald's operational)—validates corridor strength
• Car wash development next door (Q4 2026 completion)—additional traffic driver and market validation
• Two separate tax parcels—sell together or individually, flexible exit strategies
• Area comps support $90-$120/SF for stabilized retail/office in gentrifying Near Northwest corridor
• Gentrifying submarket with residential growth and private capital flowing into corridor

Description:

INVESTMENT OPPORTUNITY
Two adjacent income-producing properties totaling 19,730 SF on Culebra Road in San Antonio's gentrifying Near Northwest corridor. Currently 50% occupied with below-market rents on existing tenants—immediate value-add opportunity through lease-up and rent repositioning.

PROPERTY OVERVIEW
3570 Culebra: 7,760 SF two-unit office building (1963) - 0.69 AC
3580 Culebra: 11,970 SF five-unit retail center with warehouse component (1963) - 0.66AC
Two separate tax parcels (flexible exit strategies)
C-2 zoning (diverse commercial uses)
Deferred maintenance priced into offering

LOCATION & MARKET FUNDAMENTALS
Strong institutional anchor: Walking distance to St. Mary's University (9,000+ students, faculty, staff). High-traffic Culebra corridor with recent capital investment—new Whataburger and McDonald's operating across street, car wash development next door (Q4 2026 completion).
Gentrifying corridor benefiting from residential growth in surrounding neighborhoods and proximity to downtown San Antonio.

VALUE PROPOSITION
Stabilization upside: Current 50% vacancy + below-market in-place rents create dual revenue enhancement opportunity. Area comps support $90-$120/SF for stabilized retail/office in this submarket.

Multiple buyer profiles: Value-add investors (lease-up and reposition), developers (land assemblage, 1.35 acres with Culebra frontage), owner-users (individual or combined properties).

OFFERING STRUCTURE
Unpriced - inviting offers. Seller open to sale of both properties combined or individually depending on buyer strategy and offer strength.
Financial package available to qualified parties: rent roll


CULEBRA ROAD CORRIDOR | NEAR NORTHWEST SAN ANTONIO
High-traffic commercial corridor in San Antonio's Northwest submarket, anchored by St. Mary's University and benefiting from recent private capital investment in QSR and retail development.

IMMEDIATE AREA
Daily traffic: 22,600 vehicles (Culebra Rd)
Walking distance: St. Mary's University (9,000+ students/faculty/staff)
Recent development: New Whataburger, McDonald's operational across street; car wash under construction next door (Q4 2026)
Surrounded by established residential neighborhoods with growing household formation

ACCESSIBILITY
Direct Culebra Road frontage with strong visibility and high daily traffic
Proximity to I-10 (major east-west corridor) and Loop 410
Easy access to downtown San Antonio and Medical Center area
Direct Culebra Road frontage with strong visibility

SUBMARKET DYNAMICS
Northwest San Antonio office submarket reports 10.8% vacancy (Q3 2025, CoStar), with asking rents stable at $27.00/SF. While the broader office market faces headwinds from hybrid work models, retail and mixed-use corridors like Culebra continue attracting investment - evidenced by recent QSR development and growing residential density in surrounding neighborhoods.

The property's retail/office configuration and institutional proximity (St. Mary's) position it differently than traditional suburban office product. Value-add investors targeting lease-up and repositioning are active in similar transitional corridors throughout San Antonio's urban core.

The Culebra corridor specifically is seeing private capital investment in retail and QSR development, signaling landlord/developer confidence in the trade area. Mix of national chains and local businesses in surrounding blocks. Primary commercial uses: retail, office, medical, service businesses.


COMPETITIVE POSITION
Properties benefit from institutional traffic generator (St. Mary's) that most competing retail/office centers lack. Submarket retail vacancy rates currently 10.7%, with asking rents ranging $18-22/SF NNN for similar product (0.9% growth).

P1 - 0.69 AC
P2- 0.66 AC

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