Converted Professional Office
For Sale
$550,000
1117 E Court Street, Seguin, TX 78155
CommercialSale, Seguin, TX
Property Size2,246 SF
Lot Size0.46 Acres
Price / SF$244.88
Days on Market49
Property Features for 1117 E Court Street
General Information
Property type
Commercial Sale
Property subtype
Office
Parking features
Special Needs
Security features
Security
Accessibility
Accessible Approach with Ramp
Lot features
City Lot, Quarter To Half Acre Lot
Elementary school district
Seguin ISD
Middle school district
Seguin ISD
High school district
Seguin ISD
Directions
From I-10, take Exit 610 (SH 123 Bypass). Head south on SH 123 Bypass, turn right onto E. Court St. Property is on the left just before N. Moss St.
Standard status
Active
APN
59338
Size
2,246 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
ABS: 35 SUR: JOHN SOWELL 0.4580 AC.
Tax Annual Amount
3144
Legal Description
ABS: 35 SUR: JOHN SOWELL 0.4580 AC.
Utilities
Sewer type
Public Sewer
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1920
Floors in Building
2
Flooring type
Laminate, Wood
Building materials
VerticalSiding
Listing Agency:
Tarpon Blue Real Estate
(830) 401-4123
Listed By:
Andrea Smith · License #0531451
(830) 491-8711
Added: Jul 21
Changed: Aug 19
Last Checked: Sep 7 at 5:06PM
MLS# 620267
Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This office building at 1117 E Court Street in Seguin contains approximately 2,246 square feet within a former residence adapted for professional use. The interior includes several private offices, common areas, and flexible room arrangements suitable for medical, legal, financial, or other office operations. Laminate and wood flooring, window-unit cooling, and vertical siding contribute to the existing physical character of the property.
The 0.458-acre site is near the hospital, downtown Seguin, and other professional offices. Public water and public sewer serve the property, while an accessible approach with ramp provides entry accommodation. Built in 1920, the building offers an established office setting with a configuration that can support an owner-user or professional practice.
The 0.458-acre site is near the hospital, downtown Seguin, and other professional offices. Public water and public sewer serve the property, while an accessible approach with ramp provides entry accommodation. Built in 1920, the building offers an established office setting with a configuration that can support an owner-user or professional practice.
Key Highlights
- 2,246‑square‑foot office building on a 0.458‑acre site
- Originally a residence, with interior adaptation for office use
- Multiple private offices, common areas, and flexible room layouts
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$30,610
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.57%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$612,200
$612.2K
Cap Rate 7%
$437,286
$437.3K
Cap Rate 9%
$340,111
$340.1K
Market Conditions
NOI Build-Up for 2,246 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$49.6K $22.08/SF
− Vacancy
−$8.8K −$3.91/SF
EGI
$40.8K $18.17/SF
− OpEx
−$10.2K −$4.54/SF
NOI
$30.6K $13.63/SF
Area
Guadalupe County, TX
Vacancy
17.70%
Lease Rate
$22.08 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$612,200
Cap Rate 7%
$437,286
Cap Rate 9%
$340,111
Alternative Uses
Best Use
Office B
$437.3K
$382.6K – $510.2K
NOI $30,610 @ 7.0% cap · market cap 5.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$589.1K
$515.5K – $687.3K
NOI $41,237 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
975
Businesses Nearby
Explore this area
Business Placement
Demographics for 78155, TX
51,772
Population
21,791
Households
2.4
Avg Household Size
40
Median Age
22%
College-Educated
85%
High-School Grad
355.5 sq mi
ZIP Area
146
Density / Sq Mi
$71,367
Median Household Income
$38,985
Median Earnings
$1,149
Median Rent
$246,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Multiple private offices, shared work areas, and accessible entry support a range of professional workplace configurations.
Where is this office building located?
The property is located at 1117 E Court Street Seguin, TX.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 2,246‑square‑foot office building on a 0.458‑acre site; Originally a residence, with interior adaptation for office use; Multiple private offices, common areas, and flexible room layouts
