3570-3580 Culebra Rd

Investment Overview

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 LEASE & ENCUMBRANCE STRUCTURE Both properties are subject to existing ground leases with institutional tenants: 3570 Culebra — Crown Castle / T-Mobile (Cell Tower Ground Lease) Existing ground lease with Crown Castle (T-Mobile infrastructure). Lease details and full ROFR terms available in due diligence package. 3580 Culebra — Clear Channel Outdoor (Billboard Ground Lease) - can convey with the sale Existing ground lease with Clear Channel Outdoor. Full lease terms subject to confidentiality provisions; disclosure structured through PSA due diligence contingency. Details available to qualified buyers under appropriate terms.

Investment 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