Downtown Retail
For Sale
$500,000
108 N Austin Street, Seguin, TX 78155
Tenant-occupied retail building operating as a jewelry shop with signage, a repair workshop, and a private restroom.
Property Size2,500 SF
Price / SF$200
Days on Market54
Property Features for 108 N Austin Street
General Information
Standard status
Active
Size
2,500 SF
Property subtype
CommercialSale
Listing Agency:
D Lee Edwards Realty, Inc
(830) 620-7653
Listed By:
D. Lee Edwards · License #467649
(830) 708-2319
Source:
Cornerstone-properties
Added: Jul 17
Changed: Sep 8
Last Checked: Sep 7 at 3:54PM
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 D Lee Edwards Realty, Inc
Investment Insights
Based on property information with market context.
This tenant-occupied commercial building is currently operating as a jewelry shop. The space includes large front window signage, a back repair workshop, a private restroom, and upstairs storage space.
The property is located close to the Guadalupe County Courthouse in the Downtown Historic District, with multiple traffic light intersections nearby intended to support steady traffic flow.
The building’s overall layout accommodates front retail visibility with a dedicated back-of-house repair area and additional storage on the upper level.
The property is located close to the Guadalupe County Courthouse in the Downtown Historic District, with multiple traffic light intersections nearby intended to support steady traffic flow.
The building’s overall layout accommodates front retail visibility with a dedicated back-of-house repair area and additional storage on the upper level.
Key Highlights
- Tenant‑occupied commercial retail building currently operating as a jewelry shop
- Large front window signage for visibility to passing traffic
- Includes a back repair workshop for on‑site jewelry repairs
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
$33,466
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
6.69%
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%
$669,320
$669.3K
Cap Rate 7%
$478,086
$478.1K
Cap Rate 9%
$371,844
$371.8K
Market Conditions
NOI Build-Up for 2,500 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
$49.8K $19.92/SF
− Vacancy
−$2.0K −$0.80/SF
EGI
$47.8K $19.12/SF
− OpEx
−$14.3K −$5.74/SF
NOI
$33.5K $13.39/SF
Area
Guadalupe County, TX
Vacancy
4.00%
Lease Rate
$19.92 /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%
$669,320
Cap Rate 7%
$478,086
Cap Rate 9%
$371,844
Alternative Uses
Best Use
Retail
$478.1K
$418.3K – $557.8K
NOI $33,466 @ 7.0% cap · market cap 6.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$655.7K
$573.8K – $765.0K
NOI $45,900 @ 7.0% cap · market cap 9.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
919
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78155, TX
51,772
Population
21,791
Households
2.4
Avg Household Size
40
Median Age
22%
College-Educated
85%
High-School Grad
355.5 sq mi
ZIP Area
146
Density / Sq Mi
$71,367
Median Household Income
$38,985
Median Earnings
$1,149
Median Rent
$246,000
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Maldonado nursery. — Seguin, TX 78155
- Moss and Willow — 315 N Austin St, Seguin, TX 78155
Frequently Asked Questions
What type of property is this?
Storefront property - Tenant-occupied retail building operating as a jewelry shop with signage, a repair workshop, and a private restroom.
Where is this storefront property located?
The property is located at 108 N Austin Street Seguin, TX.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Tenant‑occupied commercial retail building currently operating as a jewelry shop; Large front window signage for visibility to passing traffic; Includes a back repair workshop for on‑site jewelry repairs
