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    Commercial Land with Highway Frontage Title is generated by Realmo AI

    3465 N State Highway 46, Seguin, TX 78155

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    Claim this Listing
    New
    For Sale
    $700,000

    COMMERCIAL - Seguin, TX

    Lot size:
    1.07 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 4 at 5:06 am

    Property Features for 3465 N State Highway 46

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    56126
    Lot size
    1.07 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    ABS: 20 SUR: A M ESNAURIZAR 1.07 AC.

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Tricia Nichols

    Listing agent Tricia Nichols License #0828200

    Listing office Red Mansions Realty 2324 Gruene Lake Drive, New Braunfels, TX

    Listing date Jun 3, 2026

    MLS# 615617

    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

    • 1.07‑acre lot with 227 linear feet of frontage
    • Utilities on site: city sewer, water, and electric; public water and public sewer available
    • Located in a high‑traffic growth corridor between New Braunfels and Seguin
    • Adjacent 1.07‑acre parcel is also available for sale under a separate listing
    • Future 133‑acre Texas State Technical College campus planned about 2 parcels away at Cordova & Highway 46
    • Currently zoned residential, but sits within the commercial corridor of the City of Seguin future land use plan

    Overview

    This offering is for a 1.07-acre commercial land parcel with 227 linear feet of frontage. Utilities are on site, including city sewer, city water, and electric, supporting near-term development planning. An additional 1.07-acre adjacent parcel is also available for sale under a separate listing, which may provide flexibility for larger assemblage needs.

    The property is located in a high-traffic growth corridor between New Braunfels and Seguin. A new McDonald’s opened just north of the property. Looking ahead, a future 133-acre Texas State Technical College campus is planned for the corner of Cordova and Highway 46, located about two parcels away.

    While the property is currently zoned residential, it is positioned within the commercial corridor identified in the City of Seguin’s future land use plan. This combination of highway frontage, existing utilities, and proximity to both a newly opened national tenant and planned campus development may be relevant for owners and developers evaluating site feasibility and timing.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Building Supply Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Gym & Fitness Center Auto Parts Store Skin Care Clinic Bar & Pub Discount Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Seguin
    County
    Guadalupe
    State
    Texas
    Longitude
    -98.019302
    Latitude
    29.6198017

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    FAQs

    What type of property is this?
    Commercial land - Utilities are on site and the parcel offers substantial frontage within a high-traffic growth corridor near major planned development.
    Where is this commercial land located?
    The property is located at 3465 N State Highway 46 Seguin, TX.
    What is the asking price?
    The asking price for this property is $700,000.
    What are key features of this property?
    This property features: 1.07‑acre lot with 227 linear feet of frontage; Utilities on site: city sewer, water, and electric; public water and public sewer available; Located in a high‑traffic growth corridor between New Braunfels and Seguin
    (830) 609-8975
    We can help!
    Listing Contact
    Tricia Nichols
    Real Estate License ID: 0828200
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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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