Freestanding Flex
For Sale
$450,000
625 N La Grange Street, Flatonia, TX 78941
CommercialSale, Flatonia, TX
Property Size3,200 SF
Lot Size2.00 Acres
Price / SF$140.63
Days on Market83
Property Features for 625 N La Grange Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GC
Subdivision
Baca Add 401
Lot features
One To Three Acres, Corner Lot, City Lot
Elementary school district
Flatonia ISD
Middle school district
Flatonia ISD
High school district
Flatonia ISD
Directions
Take the Flatonia exit off I-10, exit 661. Travel south on FM 609/N. La Grange Ave, for less than 1/4 of a mile (property is approximately 830 feet from I-10). The property is on the west side of FM 609/N. La Grange St. Look for Legacy Land Associates Sign!
Standard status
Active
APN
R27995
Size
3,200 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BACA ADDN. (401) BLK 10 2. COMM - FLOY FARM AND GARDEN
Tax Annual Amount
4085
Legal Description
BACA ADDN. (401) BLK 10 2. COMM - FLOY FARM AND GARDEN
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Water source
Public
Building Details
Floors in Building
1
Flooring type
Concrete
Building materials
MetalFrame, MetalSiding
Roof type
Metal
Listing Agency:
Legacy Land Associates
(512) 776-1398
Listed By:
Jodie Ann Siptak · License #0477658
(361) 772-6702
Added: Jun 15
Changed: Aug 20
Last Checked: Sep 5 at 3:06AM
MLS# 616560
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 2-acre commercial tract includes a 3,200-square-foot free-span metal building with metal-frame construction, metal siding, a metal roof, and concrete flooring. The building was recently used for retail and is identified as suitable for conversion to office, warehouse, or restaurant space. Heating is provided by central electric systems, and the property carries GC zoning.
The site is positioned near FM 609 and I-10 in Flatonia, Texas, with frontage along both the east and south sides. Frontage measures 225 feet on FM 609 and 425 feet on East 12th Street. The property address is 625 N La Grange Street, Flatonia, TX 78941.
The site is positioned near FM 609 and I-10 in Flatonia, Texas, with frontage along both the east and south sides. Frontage measures 225 feet on FM 609 and 425 feet on East 12th Street. The property address is 625 N La Grange Street, Flatonia, TX 78941.
Key Highlights
- 2‑acre commercial tract with a 3,200‑square‑foot free‑span metal building
- 225 feet of frontage on FM 609 and 425 feet on East 12th Street
- Building was recently used for retail and can be retrofitted for office, warehouse, or restaurant 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
$16,371
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
3.64%
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%
$327,420
$327.4K
Cap Rate 7%
$233,871
$233.9K
Cap Rate 9%
$181,900
$181.9K
Market Conditions
NOI Build-Up for 3,200 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
$25.7K $8.04/SF
− Vacancy
−$2.3K −$0.73/SF
EGI
$23.4K $7.31/SF
− OpEx
−$7.0K −$2.19/SF
NOI
$16.4K $5.12/SF
Area
Fayette County, TX
Vacancy
9.10%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
30.00%
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%
$327,420
Cap Rate 7%
$233,871
Cap Rate 9%
$181,900
Alternative Uses
Best Use
Retail
$619.2K
$541.8K – $722.4K
NOI $43,345 @ 7.0% cap · market cap 9.63%
Second Best
Industrial
$233.9K
$204.6K – $272.9K
NOI $16,371 @ 7.0% cap · market cap 3.64%
Theoretical Best
Multifamily LT 5
$35.88M
$31.39M – $41.86M
NOI $2,511,372 @ 7.0% cap · market cap 558.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
217
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78941, TX
3,006
Population
1,749
Households
1.7
Avg Household Size
47
Median Age
17%
College-Educated
88%
High-School Grad
161.8 sq mi
ZIP Area
19
Density / Sq Mi
$75,694
Median Household Income
$36,270
Median Earnings
$882
Median Rent
$171,900
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Metal-frame commercial property with concrete floors and a versatile open interior.
Where is this flex space located?
The property is located at 625 N La Grange Street Flatonia, TX.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 2‑acre commercial tract with a 3,200‑square‑foot free‑span metal building; 225 feet of frontage on FM 609 and 425 feet on East 12th Street; Building was recently used for retail and can be retrofitted for office, warehouse, or restaurant use
