Single-Story Office
For Sale
$949,000
1712 N Interstate 35, San Marcos, TX 78666
CommercialSale, San Marcos, TX
Property Size1,206 SF
Lot Size0.27 Acres
Price / SF$786.90
Days on Market370
Property Features for 1712 N Interstate 35
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CC
Subdivision
Juan M Veramendi Surv #2
Lot features
City Lot, Less Than Quarter Acre
Elementary school district
San Marcos Cisd
Middle school district
San Marcos Cisd
High school district
San Marcos Cisd
Directions
Traveling N on IH 35, exit for Aquarena Springs, go through the light and stay on the access road. Property will be on the right.
Standard status
Active
APN
R12011
Size
1,206 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
ABS 17-2 63-22 J M VERAMENDI SURVEY & LOT PT OF 5 W P DONALDSON 11,660 SF GEO#90200986
Tax Annual Amount
6908
Legal Description
ABS 17-2 63-22 J M VERAMENDI SURVEY & LOT PT OF 5 W P DONALDSON 11,660 SF GEO#90200986
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1970
Floors in Building
1
Flooring type
Wood, Tile
Building materials
Frame, WoodSiding
Listing Agency:
Andrew Phillips, Broker
(830) 237-5356
Listed By:
Andrew Phillips · License #0672721
(512) 353-1776
Added: Sep 3, 2025
Changed: Sep 7
Last Checked: Sep 7 at 10:06PM
MLS# 591630
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.
Positioned at 1712 N Interstate 35 in San Marcos, this 1206-square-foot office building occupies a 0.2677-acre site. The single-story layout includes multiple private offices, tile and wood flooring, and a covered entrance framed by a columned porch. Construction materials include frame and wood siding, with the building dating to 1970.
The property fronts the I-35 corridor and is located between Austin and San Antonio, providing direct exposure along the interstate. Parking is available in both the front and rear areas. CC zoning supports its commercial office classification, while public water and public sewer serve the site.
The configuration has previously accommodated an attorney’s office and a regional corporate office. Its existing private-office arrangement provides a defined framework for continued office use without relying on a large open-plan layout.
The property fronts the I-35 corridor and is located between Austin and San Antonio, providing direct exposure along the interstate. Parking is available in both the front and rear areas. CC zoning supports its commercial office classification, while public water and public sewer serve the site.
The configuration has previously accommodated an attorney’s office and a regional corporate office. Its existing private-office arrangement provides a defined framework for continued office use without relying on a large open-plan layout.
Key Highlights
- 1206‑square‑foot single‑story office building on a 0.2677‑acre site
- Located directly on the I‑35 corridor in San Marcos
- CC zoning supports the property’s commercial office classification
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
$28,758
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
3.03%
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%
$575,160
$575.2K
Cap Rate 7%
$410,829
$410.8K
Cap Rate 9%
$319,533
$319.5K
Market Conditions
NOI Build-Up for 1,206 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
$50.7K $42.00/SF
− Vacancy
−$12.3K −$10.21/SF
EGI
$38.3K $31.79/SF
− OpEx
−$9.6K −$7.95/SF
NOI
$28.8K $23.85/SF
Area
Hays County, TX
Vacancy
24.30%
Lease Rate
$42.00 /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%
$575,160
Cap Rate 7%
$410,829
Cap Rate 9%
$319,533
Alternative Uses
Best Use
Office B
$410.8K
$359.5K – $479.3K
NOI $28,758 @ 7.0% cap · market cap 3.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$504.1K
$441.1K – $588.2K
NOI $35,290 @ 7.0% cap · market cap 3.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
456
Businesses Nearby
Explore this area
Business Placement
Demographics for 78666, TX
86,584
Population
36,354
Households
2.4
Avg Household Size
27
Median Age
35%
College-Educated
89%
High-School Grad
192.4 sq mi
ZIP Area
450
Density / Sq Mi
$55,478
Median Household Income
$25,890
Median Earnings
$1,294
Median Rent
$271,900
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 - CC-zoned office property with private offices, covered entry, and parking areas at the front and rear.
Where is this office building located?
The property is located at 1712 N Interstate 35 San Marcos, TX.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: 1206‑square‑foot single‑story office building on a 0.2677‑acre site; Located directly on the I‑35 corridor in San Marcos; CC zoning supports the property’s commercial office classification
