Five-Building Mixed-Use
For Sale
$250,000
102 E Main Street, Gatesville, TX 76528
Five structures support commercial or residential use with access from two streets.
Property Size3,217 SF
Price / SF$77.71
Days on Market41
Property Features for 102 E Main Street
General Information
Standard status
Active
Size
3,217 SF
Property subtype
CommercialSale
Additional Details
Road Access
Yes
Building Details
Buildings
5
Listing Agency:
Front Porch Realty
(254) 223-8883
Listed By:
Kandi Luensmann · License #0625982
(254) 223-8883
Source:
Cornerstone-properties
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 28 at 9:10PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Front Porch Realty
Investment Insights
Based on property information with market context.
This mixed-use property includes five buildings designated for commercial and/or residential use. The site is positioned at the west entrance to Gatesville, near the Leon River, and has access from both E Main Street and Leon Street. The property’s configuration supports a range of possible commercial and residential applications, subject to applicable requirements. Its location at 102 E Main Street places the asset within an established town setting.
Key Highlights
- Five buildings included in the property
- Commercial and/or residential zoning
- Access from E Main Street and Leon Street
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
$19,364
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
7.75%
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%
$387,280
$387.3K
Cap Rate 7%
$276,629
$276.6K
Cap Rate 9%
$215,156
$215.2K
Market Conditions
NOI Build-Up for 3,217 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
$46.3K $14.40/SF
− Vacancy
−$5.6K −$1.73/SF
EGI
$40.8K $12.67/SF
− OpEx
−$21.4K −$6.65/SF
NOI
$19.4K $6.02/SF
Area
Coryell County, TX
Vacancy
12.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
52.50%
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%
$387,280
Cap Rate 7%
$276,629
Cap Rate 9%
$215,156
Alternative Uses
Best Use
Specialty Retail
$668.0K
$584.5K – $779.3K
NOI $46,759 @ 7.0% cap · market cap 18.70%
Second Best
Mixed Use
$434.3K
$380.0K – $506.7K
NOI $30,401 @ 7.0% cap · market cap 12.16%
Theoretical Best
Office A
$772.7K
$676.1K – $901.5K
NOI $54,089 @ 7.0% cap · market cap 21.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
212
Businesses Nearby
Explore this area
Business Placement
Demographics for 76528, TX
18,773
Population
7,311
Households
2.6
Avg Household Size
40
Median Age
18%
College-Educated
89%
High-School Grad
486.3 sq mi
ZIP Area
39
Density / Sq Mi
$66,989
Median Household Income
$37,705
Median Earnings
$848
Median Rent
$189,900
Median Home Value
Market
Vacancy Rate% for Retail 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 - Five structures support commercial or residential use with access from two streets.
Where is this mixed-use property located?
The property is located at 102 E Main Street Gatesville, 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: Five buildings included in the property; Commercial and/or residential zoning; Access from E Main Street and Leon Street
