Starlight Oaks Retail Center

Neighborhood Retail Strip in north-west San Antonio

• Starlight Oaks is a 15,200-square-foot, six-suite multi-tenant retail strip center situated at the lighted intersection of De Zavala Road and Parksite Woods in the affluent Northwest San Antonio submarket. Three of four occupied suites have signed new or renewal leases within the last 12 months at strong market rents ($19.00–$23.00/SF NNN), establishing a durable in-place cash flow with built-in annual escalations. The center suits two distinct buyer profiles: an investor capturing a value-add lease-up of 5,600 SF of second-generation retail space at market rents of $20–$22/SF NNN — a path that nearly triples in-place NOI within 24 months — OR a business owner-user who occupies a portion of the vacancy themselves while in-place tenants substantially offset debt service.

Recent Lease Activity Validates Pricing

• Three of four occupied tenants signed new or renewal leases between Oct 2024 and Dec 2025 — establishing fresh market comps at $19.00–$23.00/SF NNN and removing rollover risk for the new owner.

Significant Embedded NOI Growth

• Lease-up of 5,600 SF of vacancy (36.8% of GLA) at market rents of $20–$22/SF NNN — paired with contractual annual escalations on in-place leases — drives projected NOI from ~$135K to ~$290K within 24 months.

Affluent, Demand-Driven Trade Area

• Located in Woods of Shavano (Northwest San Antonio) — one of the city's most resilient retail corridors, with submarket vacancy at 4.4% and asking rents stable at $21.46/SF over the past 12 months.

Diversified, Service-Oriented Tenancy

• Daily-needs and food/beverage mix (Mexican restaurant, Thai restaurant, ice house, vape shop) — categories proven to be e-commerce resistant and drive consistent foot traffic to the center.

True NNN Lease Structure

• All tenants reimburse pro-rata share of CAM, taxes, and insurance — protecting NOI against expense inflation and providing a more predictable, bond-like cash flow profile for the new owner.

Why Starlight Oaks. Why Now.

• Rare combination of de-risked in-place cash flow and substantial, well-defined upside in one of San Antonio's most stable retail submarkets.

Also a Compelling Owner / User Play

• For a business owner who needs 1,500-5,600 SF of retail / office space along De Zavala Road, Starlight Oaks pairs the lease-up opportunity with the chance to redirect monthly rent into building equity in a premier northwest San Antonio asset - while existing tenants substantially cover the debt service.

• The property is situated in the De Zavala area of San Antonio, known for its vibrant mix of residential and commercial spaces.
• Nearby attractions include The Rim shopping center, offering a variety of upscale retail stores and dining options, and Six Flags Fiesta Texas, a popular amusement park.
• The area boasts a growing population, with numerous residential developments and apartment complexes in close proximity to the property.
• Accessibility is convenient, with major roadways like Loop 1604 and Interstate 10 providing easy access to the property and surrounding areas.
• The presence of medical facilities such as Methodist Hospital Stone Oak and numerous office buildings in the vicinity indicates a strong local economy supporting various businesses and services.