Mixed-Use Property with
For Sale
$250,000
512 Valley Street, San Marcos, TX 78666
CommercialSale, San Marcos, TX
Property Size1,604 SF
Lot Size0.29 Acres
Price / SF$155.86
Days on Market218
Property Features for 512 Valley Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mixed
Parking features
Carport
Subdivision
D S Combs Add
Lot features
City Lot, Mature Trees, Quarter To Half Acre Lot
Elementary school
Hernandez Elementary
Middle school
Doris Miller Middle School
High school
San Marcos High School
Elementary school district
San Marcos Cisd
Middle school district
San Marcos Cisd
High school district
San Marcos Cisd
Directions
From I-35: Exit 204 towards TX - 123. North on S. Guadalupe St. Turn Left onto Roosevelt St. Turn Right onto Patton St. Turn Right onto Gravel St. Turn Left onto Jackman St. Turn Right onto Valley St
Standard status
Active
APN
R24687
Size
1,604 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
D S COMBS 21-114 LOT 6 BLK 8 NE 43X125' & D S COMBS PT LOT 7 BLK 8 (0.287) AC
Tax Annual Amount
7486
Legal Description
D S COMBS 21-114 LOT 6 BLK 8 NE 43X125' & D S COMBS PT LOT 7 BLK 8 (0.287) AC
Utilities
Sewer type
Public Sewer
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1991
Floors in Building
1
Flooring type
Tile, Linoleum
Building materials
WoodSiding
Roof type
Composition, Shingle
Listing Agency:
Real Broker, LLC
(855) 450-0442
Listed By:
Natalie Butler-Megerson · License #0678374
(512) 557-5549
Added: Jan 16
Changed: Aug 20
Last Checked: Aug 22 at 5:06PM
MLS# 602120
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 1,604-square-foot mixed-use property occupies 0.287 acres at 512 Valley Street in San Marcos. Built in 1991, the building features wood siding, tile and linoleum flooring, window-unit cooling, a composition shingle roof, and a carport. Public water and public sewer serve the property.
The property is near Texas State University and Downtown San Marcos. Mixed-use zoning supports the existing residential format as well as approved short-term rentals, specific commercial activity on the lower level with loft apartments, and restaurant use. The site is located in San Marcos, Hays County, within ZIP Code 78666.
The property is near Texas State University and Downtown San Marcos. Mixed-use zoning supports the existing residential format as well as approved short-term rentals, specific commercial activity on the lower level with loft apartments, and restaurant use. The site is located in San Marcos, Hays County, within ZIP Code 78666.
Key Highlights
- 1,604‑square‑foot building on a 0.287‑acre lot
- Mixed‑use zoning in San Marcos
- Approved short‑term rental use
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
$21,654
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
8.66%
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%
$433,080
$433.1K
Cap Rate 7%
$309,343
$309.3K
Cap Rate 9%
$240,600
$240.6K
Market Conditions
NOI Build-Up for 1,604 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
$38.5K $24.00/SF
− Vacancy
−$3.8K −$2.40/SF
EGI
$34.6K $21.60/SF
− OpEx
−$13.0K −$8.10/SF
NOI
$21.7K $13.50/SF
Area
Hays County, TX
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$433,080
Cap Rate 7%
$309,343
Cap Rate 9%
$240,600
Alternative Uses
Best Use
Apartment 5plus
$351.3K
$307.4K – $409.8K
NOI $24,588 @ 7.0% cap · market cap 9.84%
Second Best
Mixed Use
$309.3K
$270.7K – $360.9K
NOI $21,654 @ 7.0% cap · market cap 8.66%
Theoretical Best
Office A
$670.5K
$586.7K – $782.3K
NOI $46,936 @ 7.0% cap · market cap 18.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,469
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 Multifamily 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?
Mixed-use property - Mixed-use zoning supports residential living alongside approved short-term rental and commercial applications.
Where is this mixed-use property located?
The property is located at 512 Valley Street San Marcos, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 1,604‑square‑foot building on a 0.287‑acre lot; Mixed‑use zoning in San Marcos; Approved short‑term rental use
