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    322 Cheatham Street San Marcos, TX 78666

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    Claim this Listing
    For Lease
    $1,500/Mo $9 SF/Yr (calc)

    COMMERCIAL - San Marcos, TX

    Type:Office
    Property size:
    1,880 SF
    Lot size:
    0.18 Acres
    Added:
    Aug 4, 2025
    Days on Market:
    268
    Last Refresh:
    Apr 28 at 7:06 pm

    Property Features for 322 Cheatham Street

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Zoning
    CC
    Standard status
    Active
    APN
    R40099
    Size
    1,880 SF
    Lot size
    0.18 Acres

    Taxes and HOA fees

    Tax Description
    RIVERSIDE #1 27-88 LOT 72 GEO#90206717

    Utilities

    Heating system
    Electric (Heating), Central
    Cooling system
    Central Air, Electric
    Water source
    Public

    Building Details

    Year built
    2003
    Floors in Building
    2
    Flooring type
    Vinyl, Carpet
    Building materials
    Masonry, Stucco, Steel, WoodSiding
    Roof type
    Metal

    We can help!

    Listing Contact
    Riley Chandler

    Listing agent Riley Chandler License #0698019

    Listing office The Damron Group REALTORS 406 Harvey Steet, San Marcos, TX

    Listing date Aug 4, 2025

    MLS# 588700

    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.

    Overview

    Downtown San Marcos Boutique Workspace

    Located above the Patio Dolcetto Wine Bar at 322 Cheatham St, in downtown San Marcos, these spaces ranging from 360 to 540 square feet offer a setting for a creative studio, executive boutique office, professional practice, or small showroom. The property is suited for creative professionals, consultants, therapists, designers, or wellness practitioners. Guests and clients can enjoy tapas, wines, craft cocktails, or artisan ciders. The property has direct access to Rio Vista Park and the San Marcos River. The lot size is 0.1793 acres. The property size is 1880 square feet. The zoning is CC.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Patio Dolcetto Bar & Pub Sam Cooper PC Accounting Firm The Hammer Real Estate ... Real Estate Agency Financial Pavilion LLC Financial Advisor

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    San Marcos
    County
    Hays
    State
    Texas
    Longitude
    -97.9367815
    Latitude
    29.8767974

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    FAQs

    What type of property is this?
    Office units - Refined office spaces above Patio Dolcetto Wine Bar.
    Where is this office units located?
    The property is located at 322 Cheatham Street San Marcos, TX.
    What is the lease rate?
    The lease rate is $1,500 /Mo.
    What are key features of this property?
    This property features: Prime downtown San Marcos location above the iconic Patio Dolcetto Wine Bar.; Ideal for creative studio, executive boutique office, or professional practice.; Direct access to Rio Vista Park and the San Marcos River.
    (432) 934-4196
    We can help!
    Listing Contact
    Riley Chandler
    Real Estate License ID: 0698019
    Learn More
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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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