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322 S Main St 3,500 SF 100% Leased Retail Building Boerne, TX 78006 $3,400,000 ($971.43/SF)
INVESTMENT HIGHLIGHTS
- Two Distinct Commercial Buildings: Retail and medical office spaces with flexible multi-tenant or owner-user potential.
- Prime Main Street Frontage: Exceptional visibility and exposure along Boerne’s highly trafficked Main Street (U.S. 87).
- Cibolo Creek Frontage & Trail Easement: Scenic natural boundary with pedestrian connectivity via Boerne’s Cibolo Creek Trail Easement.
- Development Flexibility: Nearly two-thirds of an acre of buildable land across both parcels offers a rare chance to expand or redevelop.
- Dual Access Points: Convenient ingress/egress from both Main Street and W. Theissen Street, offering superior site circulation and accessibility.
- Versatile Opportunity: Attractive for investors, owner-occupants, or business expansion.
EXECUTIVE SUMMARY
322 S Main Street | Boerne, TX
Located in the heart of Boerne’s historic Main Street corridor, 322 S Main Street presents a rare opportunity to acquire a multi-parcel commercial property offering high visibility, income stability, and exceptional development upside within one of the Hill Country’s most sought-after markets.
The property includes two parcels totaling ±1.124 acres, zoned C-3 General Commercial with a partial Historic Overlay covering the Main Street frontage.
Building A, a ±2,248 SF structure with a ±576 SF detached garage, is currently occupied by The Pearl Antler Boutique and offers flexible potential for retail, restaurant, or professional office use. Its historic charm and prominent Main Street presence make it ideal for continued business operations or adaptive reuse.
Building B, a ±672 SF office occupied by Essence Chiropractic, provides consistent income through its established medical use and modern interior improvements.
Behind the improvements lies approximately 0.45 acres of open land extending to Cibolo Creek, enhanced by a city trail easement that increases walkability and visibility. The adjoining Parcel 2 (±0.1876 acres) currently serves as a dedicated parking lot with dual access from Main Street (U.S. 87) and W. Theissen Street - an increasingly rare configuration within downtown Boerne.
Combining existing income, future leasing flexibility, and approximately ±0.64 acres of developable land, this property represents a unique Main Street investment poised for retail, professional, or mixed-use redevelopment in one of Texas’ most thriving Hill Country markets.
Located in the heart of Boerne’s historic Main Street corridor, 322 S Main Street presents a rare opportunity to acquire a multi-parcel commercial property offering high visibility, income stability, and exceptional development upside within one of the Hill Country’s most sought-after markets.
The property includes two parcels totaling ±1.124 acres, zoned C-3 General Commercial with a partial Historic Overlay covering the Main Street frontage.
Building A, a ±2,248 SF structure with a ±576 SF detached garage, is currently occupied by The Pearl Antler Boutique and offers flexible potential for retail, restaurant, or professional office use. Its historic charm and prominent Main Street presence make it ideal for continued business operations or adaptive reuse.
Building B, a ±672 SF office occupied by Essence Chiropractic, provides consistent income through its established medical use and modern interior improvements.
Behind the improvements lies approximately 0.45 acres of open land extending to Cibolo Creek, enhanced by a city trail easement that increases walkability and visibility. The adjoining Parcel 2 (±0.1876 acres) currently serves as a dedicated parking lot with dual access from Main Street (U.S. 87) and W. Theissen Street - an increasingly rare configuration within downtown Boerne.
Combining existing income, future leasing flexibility, and approximately ±0.64 acres of developable land, this property represents a unique Main Street investment poised for retail, professional, or mixed-use redevelopment in one of Texas’ most thriving Hill Country markets.
FINANCIAL SUMMARY (ACTUAL - 2025) Click Here to Access |
ANNUAL | ANNUAL PER SF |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
$99,999
|
$9.99
|
| Operating Expenses |
$99,999
|
$9.99
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
FINANCIAL SUMMARY (ACTUAL - 2025) Click Here to Access
| Gross Rental Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Taxes | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Operating Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Total Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
PROPERTY FACTS
Sale Type
Investment or Owner User
Property Type
Retail
Building Size
3,500 SF
Year Built/Renovated
1960/2020
Price
$3,400,000
Price Per SF
$971.43
Percent Leased
100%
Tenancy
Multiple
Building Height
1 Story
Building FAR
0.07
Lot Size
1.12 AC
Zoning
C3 Historic - C-3 General Commercial with partial Historic Overlay (overlay applies only to the Main Street building and adjoining garage).
MAJOR TENANTS Click Here to Access
- TENANT
- INDUSTRY
- SF OCCUPIED
- RENT/SF
- LEASE TYPE
- LEASE END
- Essence Chiropractic
- Health Care and Social Assistance
-
99,999 SF
-
$9.99
-
Lorem Ipsum
-
Jan 0000
- The Pearl Antler
- Retailer
-
99,999 SF
-
$9.99
-
Lorem Ipsum
-
Jan 0000
| TENANT | INDUSTRY | SF OCCUPIED | RENT/SF | LEASE TYPE | LEASE END | |
| Essence Chiropractic | Health Care and Social Assistance | 99,999 SF | $9.99 | Lorem Ipsum | Jan 0000 | |
| The Pearl Antler | Retailer | 99,999 SF | $9.99 | Lorem Ipsum | Jan 0000 |
Walk Score®
Very Walkable (73)
Bike Score®
Very Bikeable (75)
NEARBY MAJOR RETAILERS
PROPERTY TAXES
| Parcel Number | 19869 | Total Assessment | $970,000 |
| Land Assessment | $683,580 | Annual Taxes | ($1) ($0.00/SF) |
| Improvements Assessment | $286,420 | Tax Year | 2025 |
PROPERTY TAXES
Parcel Number
19869
Land Assessment
$683,580
Improvements Assessment
$286,420
Total Assessment
$970,000
Annual Taxes
($1) ($0.00/SF)
Tax Year
2025
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322 S Main St
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