Two-Story Masonry Office
For Sale
$969,000
109 N River Street, Seguin, TX 78155
CommercialSale, Seguin, TX
Property Size6,554 SF
Lot Size0.25 Acres
Price / SF$147.85
Days on Market1060
Property Features for 109 N River Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
HDCOM
Parking features
Special Needs
Accessibility
Accessible Approach with Ramp
Subdivision
Inner
Lot features
City Lot, Level, Quarter To Half Acre Lot
Elementary school district
Seguin ISD
Middle school district
Seguin ISD
High school district
Seguin ISD
Directions
From IH 10 Go on TX 46 E. Turn left onto N Crockett St and then turn left into the back parking lot.
Standard status
Active
APN
190473
Size
6,554 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
LOT: 1 2 S 50 OF; PT OF 3,4,5,6 BLK: 183 ADDN: INNER 38.71000% UNDIVIDED INTEREST
Tax Annual Amount
3482
Legal Description
LOT: 1 2 S 50 OF; PT OF 3,4,5,6 BLK: 183 ADDN: INNER 38.71000% UNDIVIDED INTEREST
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Amenities
covered awning
large display windows
emergency lights
automatic locking mechanism
walk-in safe
outdoor roof balcony
Building Details
Year built
1935
Floors in Building
2
Flooring type
Vinyl, Carpet, Tile
Building materials
Masonry
Roof type
Metal
Listing Agency:
D Lee Edwards Realty, Inc
(830) 620-7653
Listed By:
D. Lee Edwards · License #0435290
(830) 708-2319
Added: Oct 6, 2023
Changed: Aug 20
Last Checked: Aug 30 at 2:06PM
MLS# 522988
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.
Built in 1935, this two-story masonry office property offers 6,554 square feet on a 0.2525-acre lot in Historic Downtown Seguin. The lower level includes seven offices, a reception area, three flex rooms, multiple restrooms, a breakroom, emergency lighting, and a walk-in safe. Vinyl, carpet, and tile flooring are installed throughout the building, which also features central air, electric heating, public water, public sewer, and a metal roof.
The upper level contains a 2,304 +/- square foot shell area with access to an outdoor roof balcony. Multiple front entrances, large display windows, and a covered awning serve the street-facing masonry façade. Sidewalk space and front and rear parking are available for patrons. Exterior doors have automatic locking mechanisms, and the property includes an accessible approach with ramp. Zoning is HDCOM.
The upper level contains a 2,304 +/- square foot shell area with access to an outdoor roof balcony. Multiple front entrances, large display windows, and a covered awning serve the street-facing masonry façade. Sidewalk space and front and rear parking are available for patrons. Exterior doors have automatic locking mechanisms, and the property includes an accessible approach with ramp. Zoning is HDCOM.
Key Highlights
- 6,554‑square‑foot office building on a 0.2525‑acre lot
- Built in 1935 with masonry construction and a metal roof
- Lower level includes 7 offices, 3 flex rooms, reception, restrooms, breakroom, and walk‑in safe
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
$69,014
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
7.12%
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%
$1,380,280
$1.4M
Cap Rate 7%
$985,914
$985.9K
Cap Rate 9%
$766,822
$766.8K
Market Conditions
NOI Build-Up for 6,554 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
$118.0K $18.00/SF
− Vacancy
−$11.8K −$1.80/SF
EGI
$106.2K $16.20/SF
− OpEx
−$37.2K −$5.67/SF
NOI
$69.0K $10.53/SF
Area
Guadalupe County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,380,280
Cap Rate 7%
$985,914
Cap Rate 9%
$766,822
Alternative Uses
Best Use
Office B
$1.28M
$1.12M – $1.49M
NOI $89,324 @ 7.0% cap · market cap 9.22%
Second Best
Flex RnD
$985.9K
$862.7K – $1.15M
NOI $69,014 @ 7.0% cap · market cap 7.12%
Theoretical Best
Office A
$1.72M
$1.50M – $2.01M
NOI $120,331 @ 7.0% cap · market cap 12.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Office units
Location Intelligence
Trade Area within ½ mile
919
Businesses Nearby
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Multiple office and flex rooms support varied commercial layouts in a downtown setting.
Where is this office building located?
The property is located at 109 N River Street Seguin, TX.
What is the asking price?
The asking price for this property is $969,000.
What are key features of this property?
This property features: 6,554‑square‑foot office building on a 0.2525‑acre lot; Built in 1935 with masonry construction and a metal roof; Lower level includes 7 offices, 3 flex rooms, reception, restrooms, breakroom, and walk‑in safe
