Bulverde Medical Office on 7.45 AC | Value-Add + Excess Land | US 281 Growth Corridor

DEVELOPMENT OPPORTUNITY WITH EXISTING INCOME 7.45-acre site on US 281 North in Bulverde's fastest-growing corridor, featuring 9, 960 SF medical office building (53% occupied, lease-up in progress) with substantial excess land for future development. THE LAND PLAY Current improvements occupy ~1.73 acres, leaving 5.72± developable acres with Highway 281 frontage (562 LF). Zoned C-2. Potential to subdivide into 2-3 additional pads for retail, medical, or flex/industrial use. Site positioned in Comal County growth path between San Antonio and Hill Country—demographics show 33% population growth since 2000, median home values $473K (up 12.5% YOY), household incomes exceeding $100K. EXISTING BUILDING AS BRIDGE ASSET Class B medical office (built 2004) with 5 units ranging 909-3, 637 SF. Current annual rent roll: $110, 162 from 3 occupied units. Two vacant units in lease up mode. Building infrastructure: metal roof, 55 parking spaces, gigabit internet, septic system. 2025 NNN expenses: $0.61 PSF/month ($7.31/year). MARKET POSITION Located at northern gateway between San Antonio (Stone Oak 15 min south) and Hill Country destinations. TxDOT traffic counts show US 281 carries 58K+ daily vehicles through this corridor. Surrounded by high-income subdivisions: Timberwood Park, Johnson Ranch, Copper Canyon, Hidden Trails. San Antonio metro adding ~1M residents next 25 years—Bulverde identified as key growth valve. PRICING CONTEXT $3.2M asking reflects land value + performing asset. At stabilization (100% leased), building alone would underwrite at traditional cap rates. Current pricing weights heavily toward 5.72 AC development potential in supply-constrained, high-income submarket. Seller has invested 12 months in lease-up strategy; 40% improvement in occupancy during hold period. Property Details: 9, 960 SF | 5 Units | 7.45 AC | C-2 Zoning | Comal County | Septic | PEC Power