Two-Story Mixed-Use
New
For Sale
$1,500,000
111 E Gonzales Street, Seguin, TX 78155
Historic commercial property with separately metered suites, private offices, storefronts, meeting areas, and retained architectural details.
Property Size11,074 SF
Price / SF$135.45
Days on Market3
Property Features for 111 E Gonzales Street
General Information
Standard status
Active
Size
11,074 SF
Additional Details
Road Access
Yes
Amenities
exposed brick walls
original hardwood flooring
tall windows
distinctive woodwork
meeting areas
break-room facilities
Building Details
Buildings
1
Stories
2
Construction
brick
Tenancy
Multi
Listing Agency:
Century 21 Integra
(830) 556-1587
Listed By:
Stacie Scholl · License #0575580
(830) 556-1587
Source:
Cornerstone-properties
Added: Aug 30
Changed: Aug 31
Last Checked: Aug 31 at 5:13PM
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 Century 21 Integra
Investment Insights
Based on property information with market context.
This two-story mixed-use building contains approximately 11,074 square feet of commercial space organized for multiple occupants. The ground floor has 5 businesses, each with an individual entrance, bathroom, and meter. The upper level includes 15+ offices, men’s and women’s restrooms, 3 breakrooms, storage, and a separate meter. Interior character includes exposed brick, original hardwood floors, tall windows, and detailed woodwork, along with storefront areas and meeting spaces.
The property is located at 111 E. Gonzales Street in historic downtown Seguin, with prominent street frontage and established businesses, restaurants, shopping, and downtown attractions nearby. Its combination of separately configured ground-floor spaces and extensive upper-level office capacity supports a range of professional, retail, creative, and service-oriented occupancy formats.
The property is located at 111 E. Gonzales Street in historic downtown Seguin, with prominent street frontage and established businesses, restaurants, shopping, and downtown attractions nearby. Its combination of separately configured ground-floor spaces and extensive upper-level office capacity supports a range of professional, retail, creative, and service-oriented occupancy formats.
Key Highlights
- Approximately 11,074 square feet in a two‑story commercial building
- 5 downstairs businesses, each with its own entrance, bathroom, and meter
- Upper level includes 15+ offices, restrooms, 3 breakrooms, storage, and its own meter
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
$134,549
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
8.97%
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%
$2,690,980
$2.7M
Cap Rate 7%
$1,922,129
$1.9M
Cap Rate 9%
$1,494,989
$1.5M
Market Conditions
NOI Build-Up for 11,074 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
$239.2K $21.60/SF
− Vacancy
−$23.9K −$2.16/SF
EGI
$215.3K $19.44/SF
− OpEx
−$80.7K −$7.29/SF
NOI
$134.5K $12.15/SF
Area
Guadalupe County, TX
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$2,690,980
Cap Rate 7%
$1,922,129
Cap Rate 9%
$1,494,989
Alternative Uses
Best Use
Office B
$2.16M
$1.89M – $2.52M
NOI $150,926 @ 7.0% cap · market cap 10.06%
Second Best
Retail
$2.12M
$1.85M – $2.47M
NOI $148,239 @ 7.0% cap · market cap 9.88%
Theoretical Best
Office A
$2.90M
$2.54M – $3.39M
NOI $203,319 @ 7.0% cap · market cap 13.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
952
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?
Mixed-use property - Historic commercial property with separately metered suites, private offices, storefronts, meeting areas, and retained architectural details.
Where is this mixed-use property located?
The property is located at 111 E Gonzales Street Seguin, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Approximately 11,074 square feet in a two‑story commercial building; 5 downstairs businesses, each with its own entrance, bathroom, and meter; Upper level includes 15+ offices, restrooms, 3 breakrooms, storage, and its own meter
