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    521 & 525 W Hutchison Street San Marcos, TX 78666

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    For Sale
    $790,000

    COMMERCIAL - San Marcos, TX

    Property size:
    5,295 SF
    Lot size:
    0.41 Acres
    Price / SF:
    $149/SF
    Added:
    Oct 24, 2025
    Days on Market:
    195
    Last Refresh:
    May 6 at 2:06 am

    Property Features for 521 & 525 W Hutchison Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    MU
    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

    Utilities

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

    Building Details

    Year built
    2010
    Floors in Building
    1
    Flooring type
    Wood, Tile, Carpet
    Building materials
    Stucco, WoodSiding
    Roof type
    Metal

    We can help!

    Listing Contact
    Michael Nolen
    Michael Nolen

    Listing agent Michael Nolen License #0621420

    Listing office McNabb & Company Real Estate S 1920 Corporate Dr, Suite B201, San Marcos, TX

    Listing date Oct 24, 2025

    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.

    Overview

    Mixed-Use Investment Near Texas State

    Located in the heart of San Marcos, a short walk from Texas State University and the Historic Downtown Square, are two adjoining properties. The package includes a commercial building at 521 W Hutchison St and a multifamily property at 525 W Hutchison St, combining rental income with long-term potential. The commercial building, zoned Mixed Use, features adaptable office or retail space with street visibility, parking, and flexible layouts, suitable for professional services, creative businesses, or boutique retail users. The multifamily property includes two rental units. Unit A has 3 beds and 2 baths and has been historically leased for $2,100 per month. Unit B has 5 beds and 3 baths, featuring two refrigerators and two washer/dryer sets, and has been historically leased for $2,900 per month. Both units have shown strong occupancy and appeal to students and young professionals seeking proximity to campus and downtown amenities. Situated on a 0.411-acre lot, the combined properties at 521-525 W Hutchison St offer diverse income streams and redevelopment potential under the city's downtown zoning. The property size is 5,295 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Real Estate Agency Law Firm Spa & Massage Center Restaurant Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare 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
    -97.9474931
    Latitude
    29.8820147

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    FAQs

    What type of property is this?
    Mixed-use property - Two adjoining properties with commercial and multifamily potential near university.
    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: Two adjoining properties (commercial and multifamily) offer diverse income streams.; Prime location: short walk to Texas State University and the Historic Downtown Square.; Multifamily property includes two well‑performing rental units.
    (254) 931-0102
    We can help!
    Listing Contact
    Michael Nolen
    Michael Nolen
    Real Estate License ID: 0621420
    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.

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