Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Freestanding Retail NNN Asset Title is generated by Realmo AI

    1021 Texas 80, San Marcos, TX

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    Contact for pricing

    Single tenant NNN asset in San Marcos, Texas.

    Type:RETAIL
    Property size:
    9,000 SF
    Lot size:
    1.20 Acres
    Price / SF:
    $229/SF
    Added:
    Oct 16, 2025
    Days on Market:
    220
    Last Refresh:
    Apr 5 at 10:38 pm

    Property Features for 1021 Texas 80

    General Information

    Standard status
    Active
    Size
    9,000 SF
    Lot size
    1.20 Acres
    Property subtype
    RETAIL

    We can help!

    Listing Contact
    Ryder Jeanes
    Ryder Jeanes

    Listing agent Ryder Jeanes License #TX 522120

    Listing office CLD Realty

    Listing date Oct 16, 2025

    Source Moodyscre

    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 CLD Realty

    HighLights

    • Shadow anchored by top Walmart in the region, 2.8M visits per year
    • Free standing single tenant NNN asset in college town
    • Dollar Tree Inc. has 3+ years remaining plus options
    • Below Replacement Cost
    • San Marcos, TX located between Austin & San Antonio
    • CMU/Steel construction with concrete parking lot, built 2018

    Overview

    This freestanding single-tenant NNN asset is located in San Marcos, Texas, between Austin and San Antonio. Constructed in 2018, the property features CMU/steel construction with a concrete parking lot. The property is shadow-anchored by a high-traffic Walmart, reporting 2.8 million visits per year. Dollar Tree Inc. is the current tenant, with over three years remaining on the lease plus options. The landlord is responsible for the parking lot and building structure. The property size is 9,000 square feet.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $1.76M
    NOI $158,474 @ 9.00% cap · cautious / downside scenario
    Moderate
    $2.26M
    NOI $158,474 @ 7.00% cap · market / base-case scenario
    Aggressive
    $3.17M
    NOI $158,474 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Retail

    Component $ $/SF
    Gross rent $234.4k $26.04
    − Vacancy −$8.0k −$0.89
    EGI $226.4k $25.15
    − OpEx −$67.9k −$7.55
    NOI $158.5k $17.61
    9,000 SF · lease $26.04/SF/yr · vacancy 3.40% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $2.26M
    $1.98M – $2.64M (±1% cap)
    NOI $158,474 @ 7.0% cap · market cap 7.68%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $3.76M
    $3.29M – $4.39M (±1% cap)
    NOI $263,356 @ 7.0% cap · market cap 12.77%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Storefront properties

    Similar Places Nearby

    • Hopkins Florist & Flower Delivery San Marcos TX — 119 E Hopkins St, San Marcos, TX 78666
    • The Moonflower Studio — 403 S Johnson Ave, San Marcos, TX 78666
    • The Floral Studio — 331 W Hopkins St Suite100, San Marcos, TX 78666

    Map

    City
    San Marcos
    County
    Hays
    State
    Texas
    Longitude
    -97.9414
    Latitude
    29.8833

    Nearby Similar for Sale

    • $400,000
      952 SF

      Charming Commercial Opportunity in San Marcos

      Unique commercial property near Texas State University with renovation potential.
      2020 Old Ranch Road 12, San Marcos, TX 78666
      View Details
    • $495,000
      3,000 SF

      San Marcos Commercial Building on Acreage

      3,000 SF commercial building on 1.2 acres in San Marcos.
      321 Cheatham Street, San Marcos, TX 78666
      View Details
    • $450,000
      1,972 SF

      San Marcos Commercial Opportunity

      Versatile commercial building suitable for various business types.
      400 Harvey Street, San Marcos, TX 78666
      View Details
    • $1,800,000
      11,136 SF

      San Marcos Multifamily Investment Opportunity

      Rare 12-unit portfolio in high-demand Texas market near universities.
      540-566 Crest Circle Drive, San Marcos, TX 78666
      View Details
    • $1,800,000
      11,136 SF

      San Marcos Multifamily Investment Opportunity

      Portfolio of 12 units in high-demand Texas market.
      540-566 Crest Circle Drive, San Marcos, TX 78666
      View Details
    • $975,000
      1,206 SF

      San Marcos Commercial Property For Sale

      Exceptional commercial property on I-35 corridor in San Marcos, Texas.
      1712 N Interstate 35, San Marcos, TX 78666
      View Details
    • $790,000
      5,295 SF

      Mixed-Use Investment Near Texas State

      Two adjoining properties with commercial and multifamily potential near university.
      521 & 525 W Hutchison Street, San Marcos, TX 78666
      View Details
    • $800,000
      2,962 SF

      Historic Building in San Marcos

      Historic building near courthouse and university, mixed-use potential.
      321 S Lbj Drive, San Marcos, TX 78666
      View Details
    • $3,000,000
      17,584 SF

      Historic Corner Property in Downtown

      Two-story, 17,584 SF mixed-use building in San Marcos, TX.
      101 E Hopkins Street, San Marcos, TX 78666
      View Details
    • $2,650,000
      7,783 SF

      San Marcos Class A Office

      Class A office building in growing San Marcos location.
      330 Wonder World Drive, San Marcos, TX 78666
      View Details
    • $495,000
      3,000 SF

      San Marcos Commercial Building on Acreage

      3,000 SF commercial building on 1.2 acres in San Marcos.
      321 Cheatham St, San Marcos, TX 78666
      View Details
    • $399,000
      2,046 SF

      Duplex Near Texas State University

      Updated duplex near Texas State University with fenced backyard.
      318 Craddock Avenue, San Marcos, TX 78666
      View Details

    FAQs

    What type of property is this?
    Storefront property - Single tenant NNN asset in San Marcos, Texas.
    Where is this storefront property located?
    The property is located at 1021 Texas 80 San Marcos, TX.
    What is the asking price?
    The asking price for this property is $2,062,500.
    What are key features of this property?
    This property features: Shadow anchored by top Walmart in the region, 2.8M visits per year; Free standing single tenant NNN asset in college town; Dollar Tree Inc. has 3+ years remaining plus options
    (512) 441-8888 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Ryder Jeanes
    Ryder Jeanes
    Real Estate License ID: TX 522120
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    1021 Texas 80, San Marcos, TX
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!