Bulverde Medical Office on 6.91 AC | Value-Add + Excess Land | US 281 Growth Corridor

BULVERDE / US 281 NORTH CORRIDOR Positioned in Comal County's highest-growth commercial node, with fundamentals that separate this market from typical suburban San Antonio: Demographics & Growth: Bulverde area population up 33% since 2000. Comal County median household income exceeds $100K—among highest in Texas. Residential values: $473K median (up 12.5% YOY, Oct 2025), signaling continued high-income in-migration. Infrastructure & Access: US 281 North carries 50K+ daily traffic count through corridor. TxDOT multi-phase expansion converting to controlled-access freeway with frontage roads. Direct access to San Antonio employment centers (Stone Oak 15 min), New Braunfels, Boerne, and Hill Country. Major intersection: US 281 & FM 46. Competitive Position: CRE research identifies US 281/Bulverde as "affluent frontier" with undersupply of neighborhood retail and small-bay flex space relative to household growth. San Antonio metro projected to add 1M residents over 25 years—Bulverde explicitly cited by regional planners as northern expansion corridor. Immediate Trade Area: Surrounded by master-planned communities (Timberwood Park, Johnson Ranch, Copper Canyon, Hidden Trails) serving affluent families seeking Hill Country lifestyle with metro access. Local retail/service demand outpacing current commercial inventory. Submarket: Far North Central | Bulverde/Spring Branch | Comal CountyDEVELOPMENT OPPORTUNITY WITH EXISTING INCOME 6.91-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 | 6.91 AC | C-2 Zoning | Comal County | Septic | PEC Power