7,218 SF Two-Building Campus | 42 Parking Spaces | SBA 7(a) Financing Available

Highlights:

• 7,218 SF two-building campus: 5,418 SF main + 1,800 SF front on 0.92 acres with Nacogdoches frontage
• 42 surface parking spaces (5.8/1,000 SF) shared between buildings, exceeds code requirements
• Listed $899,999 ($125/SF) - 22% below $1.15M combined county assessed value
• SBA 7(a) financing scenario: ~$96K down, 7.99% fixed rate, $9,450/month all-in payment estimate
• Owner-user + income strategy: lease one building to reduce effective occupancy cost to $7,000/month
• Two-building flexibility: occupy one + lease one, occupy both, or lease both as investment
• Recent capital improvements: HVAC replacement (9/24), foundation repairs, roof work (2021)
• 13 private offices/rooms + 2 large multi-purpose spaces enable flexible programming
• 5 total restrooms (3 main, 2 front) support high-occupancy medical, childcare, or office use
• C-1 zoning permits office, medical, retail, childcare, education, personal services
• Phase 3 power in main building accommodates equipment-intensive medical/dental operations
• All city utilities: SAWS water/sewer, CPS electric, natural gas available
• No known deed restrictions or HOA - maximum operational flexibility for buyer's business model
• Vacant delivery allows immediate occupancy without lease buyout or tenant coordination

Description:

PROPERTY OVERVIEW
7,218 SF two-building campus on 0.92 acres (three deeded parcels) with Nacogdoches Road frontage. Main building 5,418 SF, front building 1,800 SF, 42 shared surface parking spaces. Zoned C-1 for flexible commercial use. Former childcare facility, vacant since October 2024. Listed $899,999 ($125/SF), 22% below $1.15M combined county assessed value.

SBA 7(a) FINANCING SCENARIO AVAILABLE
SBA 7(a) financing scenario available: ~10% down, fixed rate, 25-year term for qualified owner-users

OWNER-USER + INCOME OPPORTUNITY
Owner-occupancy scenario: Occupy main building (5,418 SF), lease front building (1,800 SF) at market rate $16-18/SF = $2,400-2,700/month income ($28,800-32,400/year). Net effective occupancy cost: $9,450 monthly payment minus $2,400-2,700 lease income = $6,750-7,050/month for 5,418 SF owner-occupied space. Equivalent to $14.95-15.62/SF full-service effective rate.

Alternative scenario: Occupy front building (1,800 SF), lease main building (5,418 SF) at market rate $14-16/SF = $6,300-7,200/month income. Net effective cost for 1,800 SF owner-occupied space: $2,250-3,150/month.

BUILDING CONDITION & SYSTEMS
Main Building (5,418 SF): Slab foundation. Phase 3 power. 11 private offices/multi-purpose rooms, 3 restrooms. Roof inspected and repaired 2021. HVAC handler and condenser replaced September 2024. Hot water heater replaced 2021.

Front Building (1,800 SF): Pier and beam foundation with post-purchase foundation repairs completed. Newer HVAC in working condition. 2 restrooms. Recent interior renovation. Roof inspected at purchase, no repairs required.

UTILITIES & SITE
Water/sewer: San Antonio Water System (SAWS). Electric: CPS Energy. Natural gas available. 42 surface parking spaces (5.8 spaces/1,000 SF) shared between buildings. No deed restrictions or HOA limitations. Survey available.

USE CASE FLEXIBILITY
Purpose-built layout supports childcare/education, medical/dental office, therapy/wellness center, professional office (legal, accounting, insurance), tutoring/test prep, or doggy daycare. Two-building configuration enables owner-user with tenant income, separate tenant suites, or full owner occupancy. 13 private offices/rooms plus 2 large multi-purpose spaces accommodate diverse programming needs.

PRICING VALIDATION
County assessed value of $1.15M across three parcels (16111: $791K, 16115: $124.5K, 16119: $234K) provides independent validation of below-market pricing. At $125/SF, property offers 38-50% discount to $200-250/SF new construction replacement cost. Recent capital improvements ($25,000+ in HVAC, foundation, roof work) reduce immediate CapEx requirements. Vacant delivery eliminates lease assumption complexity.

MARKET POSITION
Located in Live Oak/Northeast San Antonio submarket at 16111 Nacogdoches Road (FM 1346) with direct frontage and visibility. Property positioned 1.8 miles north of Loop 1604, providing access to San Antonio's primary commercial corridor while benefiting from lower occupancy costs than inner-loop locations.

ACCESS & CONNECTIVITY
Nacogdoches Road serves as primary north-south arterial connecting Loop 1604 to I-35/I-410 interchange. Property benefits from signalized intersection access with dedicated turn lanes. Direct route to San Antonio International Airport (20 minutes), downtown San Antonio (18 minutes), and Fort Sam Houston (15 minutes). +20,030 VPD traffic counts.

AREA DEMOGRAPHICS
1-mile radius: 9,796 population, $92,548 average household income
3-mile radius: 79,116 population, $91,216 average household income
5-mile radius: 201,584 population, $98,000 average household income

SUBMARKET FUNDAMENTALS
Northeast San Antonio office market reports 8.5% vacancy rate (Q3 2024) below metro average. Limited small-bay office/retail inventory in Live Oak corridor creates scarcity value for owner-users. Area benefits from residential growth spillover with constrained commercial development pipeline. Property positioned at below-replacement-cost basis for owner-occupancy.

NEARBY ANCHORS & AMENITIES
Within 2-mile radius: Rolling Oaks Mall, Olympia Hills Shopping Center, Walgreens, Walmart Supercenter, Whataburger, multiple financial institutions. Strong residential density supports service-based businesses requiring customer accessibility.

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