Garden-Setting Office
New
For Sale
$550,000
1117 E Ct, Seguin, TX 78155
Converted residence offers private offices, shared areas, landscaped grounds, and on-site parking for professional users.
Property Size2,216 SF
Price / SF$248.19
Days on Market6
Property Features for 1117 E Ct
General Information
Standard status
Active
Size
2,216 SF
Building Details
Year Built
1920
Buildings
1
Listing Agency:
Tarpon Blue Real Estate
(830) 401-4123
Listed By:
Kathrine Abrameit · License #755115
Source:
Drialtor
Added: Aug 25
Changed: Aug 29
Last Checked: Aug 30 at 7:49PM
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 Tarpon Blue Real Estate
Investment Insights
Based on property information with market context.
Built in 1920, this former residence has been adapted for professional office use with multiple private rooms, generous shared areas, and flexible interior arrangements. Large windows bring natural light throughout the building, while the landscaped garden setting adds an established outdoor component. Additional office spaces of 600+ square feet are also available.
The property fronts a high-traffic street with strong visibility and convenient access. It is located minutes from a hospital and other professional services, with on-site parking for staff and visitors. The existing configuration supports medical, legal, and other professional office functions, with immediate occupancy noted.
The property fronts a high-traffic street with strong visibility and convenient access. It is located minutes from a hospital and other professional services, with on-site parking for staff and visitors. The existing configuration supports medical, legal, and other professional office functions, with immediate occupancy noted.
Key Highlights
- 1920 building converted from a residence to professional office use
- Additional office spaces of 600+ square feet available
- Multiple private offices with flexible shared areas
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
$30,202
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
5.49%
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%
$604,040
$604.0K
Cap Rate 7%
$431,457
$431.5K
Cap Rate 9%
$335,578
$335.6K
Market Conditions
NOI Build-Up for 2,216 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
$48.9K $22.08/SF
− Vacancy
−$8.7K −$3.91/SF
EGI
$40.3K $18.17/SF
− OpEx
−$10.1K −$4.54/SF
NOI
$30.2K $13.63/SF
Area
Guadalupe County, TX
Vacancy
17.70%
Lease Rate
$22.08 /SF/Yr
Expense Ratio
25.00%
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%
$604,040
Cap Rate 7%
$431,457
Cap Rate 9%
$335,578
Alternative Uses
Best Use
Office B
$431.5K
$377.5K – $503.4K
NOI $30,202 @ 7.0% cap · market cap 5.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$581.2K
$508.6K – $678.1K
NOI $40,686 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
975
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 - Converted residence offers private offices, shared areas, landscaped grounds, and on-site parking for professional users.
Where is this office building located?
The property is located at 1117 E Ct Seguin, TX.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 1920 building converted from a residence to professional office use; Additional office spaces of 600+ square feet available; Multiple private offices with flexible shared areas
