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    Charming Commercial Opportunity in San Marcos Title is generated by Realmo AI

    2020 Old Ranch Road 12, San Marcos, TX 78666

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    Claim this Listing
    For Sale
    $400,000

    COMMERCIAL - San Marcos, TX

    Property size:
    952 SF
    Lot size:
    0.99 Acres
    Price / SF:
    $420/SF
    Added:
    May 6, 2026
    Days on Market:
    29
    Last Refresh:
    Jun 3 at 7:06 am

    Property Features for 2020 Old Ranch Road 12

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    R14198
    Size
    952 SF
    Lot size
    0.99 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    ABS 173 TR 10 T FORSITHE SURVEY .989 AC GEO#90202006
    Tax Annual Amount
    5737

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Central
    Cooling system
    Central Air
    Water source
    Private, Well

    Building Details

    Year built
    1920
    Floors in Building
    1
    Flooring type
    Wood
    Building materials
    WoodSiding
    Roof type
    Metal

    We can help!

    Listing Contact
    Andrew James

    Listing agent Andrew James License #0436827

    Listing office Keller Williams Realty 1801 S Mopac Expy Ste 100, Austin, TX

    Listing date May 6, 2026

    MLS# 612854

    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.

    HighLights

    • Prime location near Texas State University and downtown San Marcos.
    • High renovation potential to create a revenue‑generating showpiece.
    • Commercial zoning allows for diverse business opportunities and rental income.
    • Original wood floors provide authentic and irreplaceable character.
    • Solid foundation with existing character and bones for renovation.
    • Central heating and cooling.

    Overview

    This commercial property in San Marcos presents a charming opportunity, blending old-world character with modern potential. The 952-square-foot space features original wood floors, offering authentic charm. Situated in a prime location near Texas State University and downtown, the property is positioned at the crossroads of opportunity. With commercial zoning, the property is suitable for a boutique retail space, a professional office, or a creative mixed-use concept. The property, located on a 0.989-acre lot, offers renovation potential for investors and entrepreneurs, with the opportunity to transform the space into a revenue-generating showpiece. The existing character provides a foundation for commanding premium lease rates in one of Central Texas' fastest-growing corridors.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $40.0k $42.00
    − Vacancy −$9.7k −$10.21
    EGI $30.3k $31.79
    − OpEx −$7.6k −$7.95
    NOI $22.7k $23.85
    952 SF · lease $42.00/SF/yr · vacancy 24.30% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $324.3K
    $283.8K – $378.4K (±1% cap)
    NOI $22,701 @ 7.0% cap · market cap 5.68%
    Second Best
    Retail
    $239.5K
    $209.5K – $279.4K (±1% cap)
    NOI $16,763 @ 7.0% cap · market cap 4.19%
    Theoretical Best
    Office A
    $398.0K
    $348.2K – $464.3K (±1% cap)
    NOI $27,857 @ 7.0% cap · market cap 6.96%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    San Marcos Computers Computer & Electronic Repair

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Big Box & Wholesale Store Auto Repair Shop Hair Salon Gym & Fitness Center Pharmacy Food Market

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    San Marcos
    County
    Hays
    State
    Texas
    Longitude
    -97.9733409
    Latitude
    29.899139

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    FAQs

    What type of property is this?
    Storefront property - Unique commercial property near Texas State University with renovation potential.
    Where is this storefront property located?
    The property is located at 2020 Old Ranch Road 12 San Marcos, TX.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: Prime location near Texas State University and downtown San Marcos.; High renovation potential to create a revenue‑generating showpiece.; Commercial zoning allows for diverse business opportunities and rental income.
    (512) 784-7087
    We can help!
    Listing Contact
    Andrew James
    Real Estate License ID: 0436827
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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