Two Adjoining Mixed-Use
For Sale
$790,000
521 & 525 W Hutchison Street, San Marcos, TX 78666
COMMERCIAL - San Marcos, TX
Property Size5,295 SF
Lot Size0.41 Acres
Price / SF$149.20
Days on Market285
Property Features for 521 & 525 W Hutchison Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
MU
Subdivision
Lindsey & Harvey Add
Lot features
City Lot, Quarter To Half Acre Lot
Elementary school
Crockett 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 I35, exit 202, head west on Wonderworld, right on Hopkins/Hunter, left on Blanco, right on Hutchison, property is on the right.
Standard status
Active
APN
R134268
Size
5,295 SF
Lot size
0.41 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LINDSEY & HARVEY ADDN, BLOCK 3, LOT PT 14, ACRES 0.182 -and- LINDSEY & HARVEY 12-41 N PT LOT 13 BLK 3 GEO#90205317
Tax Annual Amount
9204
Legal Description
LINDSEY & HARVEY ADDN, BLOCK 3, LOT PT 14, ACRES 0.182 -and- LINDSEY & HARVEY 12-41 N PT LOT 13 BLK 3 GEO#90205317
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2010
Floors in Building
1
Flooring type
Tile, Carpet, Wood
Building materials
Stucco, WoodSiding
Roof type
Metal
Listing Agency:
McNabb & Company Real Estate S
(512) 667-9129
Listed By:
Michael Nolen · License #0621420
(254) 931-0102
Added: Oct 24, 2025
Changed: Aug 2
Last Checked: Aug 4 at 7:06AM
MLS# 596308
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 mixed-use package combines two adjoining properties designed to support both commercial and residential use. The commercial building at 521 W Hutchison St is zoned MU and offers adaptable office or retail space with street visibility, convenient parking, and flexible layouts. The multifamily property at 525 W Hutchison St includes two rental units: Unit A (3 bed, 2 bath) and Unit B (5 bed, 3 bath). Unit B features two refrigerators and two washer/dryer sets, supporting a layout suited to student and young professional demand.
The combined site totals 0.411 acres and includes approximately 5,295 SF. Construction materials include stucco and wood siding, with a metal roof. The property is served by public water and public sewer, and it features electric heating with central systems, along with central air and electric cooling.
Positioned just a short walk from Texas State University and the Historic Downtown Square, 521–525 W Hutchison St offers a mixed-income configuration within the city’s downtown zoning framework.
The combined site totals 0.411 acres and includes approximately 5,295 SF. Construction materials include stucco and wood siding, with a metal roof. The property is served by public water and public sewer, and it features electric heating with central systems, along with central air and electric cooling.
Positioned just a short walk from Texas State University and the Historic Downtown Square, 521–525 W Hutchison St offers a mixed-income configuration within the city’s downtown zoning framework.
Key Highlights
- Mixed‑use package at 521 & 525 W Hutchison St with zoning MU
- Two rental units at 525 W Hutchison St: Unit A 3 bed, 2 bath; Unit B 5 bed, 3 bath
- Unit B includes two refrigerators and two washer/dryer sets
Financial Insights For Mixed Use
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 | $127.1k | $24.00 |
| − Vacancy | −$12.7k | −$2.40 |
| EGI | $114.4k | $21.60 |
| − OpEx | −$42.9k | −$8.10 |
| NOI | $71.5k | $13.50 |
5,295 SF · lease $24.00/SF/yr · vacancy 10.00% · expense 37.50%
Alternative Uses
Best Use
Office B
$1.80M
$1.58M – $2.10M
NOI $126,262 @ 7.0% cap · market cap 15.98%
Second Best
Multifamily LT 5
$1.27M
$1.11M – $1.48M
NOI $88,790 @ 7.0% cap · market cap 11.24%
Theoretical Best
Office A
$2.21M
$1.94M – $2.58M
NOI $154,941 @ 7.0% cap · market cap 19.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,654
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
Properties on Market for Mixed-use properties in San Marcos
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use package with zoning MU, built in 2010, offering a commercial building and two residential rental units.
Where is this mixed-use property located?
The property is located at 521 & 525 W Hutchison Street San Marcos, TX.
What is the asking price?
The asking price for this property is $790,000.
What are key features of this property?
This property features: Mixed‑use package at 521 & 525 W Hutchison St with zoning MU; Two rental units at 525 W Hutchison St: Unit A 3 bed, 2 bath; Unit B 5 bed, 3 bath; Unit B includes two refrigerators and two washer/dryer sets
