Historic Mixed-Use Retail &
For Sale
$349,000
114 N Avenue D, Clifton, TX 76634
Historic building with ground-floor retail and multiple residential quarters, including a private patio and rear alley parking.
Property Size2,535 SF
Price / SF$137.67
Days on Market56
Property Features for 114 N Avenue D
General Information
Standard status
Active
Size
2,535 SF
Total Parking Spaces
1
Property subtype
Commercial
Zoning
Commerical Historial District
Additional Details
Business Included
Yes
Multifamily Units
2
Building Details
Building Size
2,535 SF
Year Built
1909
Stories
2
Units
2
Listing Agency:
COBB RANCH PROPERTIES, LLC
(254) 253-0157
Listed By:
Tai Cobb Klam · License #0594871
(254) 253-0157
Source:
Cuddrealtyinc
Added: Jul 1
Changed: Aug 22
Last Checked: Aug 24 at 3:01PM
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 COBB RANCH PROPERTIES, LLC
Investment Insights
Based on property information with market context.
114 N Avenue D in downtown Clifton, Texas is a historic mixed-use property totaling 2,535 square feet, currently configured as a retail space with residential living areas. The main level features 1,000 square feet of open retail space plus approximately 500 square feet of additional living quarters, including a full bath and laundry. At the rear, the property includes a private garden and patio area and an owner’s parking spot accessible from the rear alley.
Upstairs offers a separate apartment with its own private entrance. The upstairs layout includes open-concept living, a spacious bedroom, tall ceilings with vintage woodwork, a full kitchen separated from the living and bedroom area, and a bathroom with a classic clawfoot tub and shower.
This configuration supports buyers seeking a true live-work setup or a property that can accommodate commercial storefront activity alongside on-site housing. With the retail and apartment spaces already divided by level and private entrances on the upper floor, the building may appeal to owner-occupants who want to combine day-to-day storefront use with residential comfort and outdoor private space.
Upstairs offers a separate apartment with its own private entrance. The upstairs layout includes open-concept living, a spacious bedroom, tall ceilings with vintage woodwork, a full kitchen separated from the living and bedroom area, and a bathroom with a classic clawfoot tub and shower.
This configuration supports buyers seeking a true live-work setup or a property that can accommodate commercial storefront activity alongside on-site housing. With the retail and apartment spaces already divided by level and private entrances on the upper floor, the building may appeal to owner-occupants who want to combine day-to-day storefront use with residential comfort and outdoor private space.
Key Highlights
- Historic building built in 1909 with 2,535 sq. ft., designed for commercial and residential use
- Main level features 1,000 sq. ft. of open retail space plus 500 sq. ft. of living quarters with a full bath and laundry
- Includes a private garden and patio area
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
$29,540
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
8.46%
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%
$590,800
$590.8K
Cap Rate 7%
$422,000
$422.0K
Cap Rate 9%
$328,222
$328.2K
Market Conditions
NOI Build-Up for 2,535 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
$47.2K $18.60/SF
− Vacancy
−$5.0K −$1.95/SF
EGI
$42.2K $16.65/SF
− OpEx
−$12.7K −$4.99/SF
NOI
$29.5K $11.65/SF
Area
Bosque County, TX
Vacancy
10.50%
Lease Rate
$18.60 /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%
$590,800
Cap Rate 7%
$422,000
Cap Rate 9%
$328,222
Alternative Uses
Best Use
Office B
$503.5K
$440.5K – $587.4K
NOI $35,243 @ 7.0% cap · market cap 10.10%
Second Best
Mixed Use
$463.4K
$405.5K – $540.7K
NOI $32,440 @ 7.0% cap · market cap 9.30%
Theoretical Best
Office A
$668.8K
$585.2K – $780.3K
NOI $46,816 @ 7.0% cap · market cap 13.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
410
Businesses Nearby
Explore this area
Business Placement
Demographics for 76634, TX
7,313
Population
3,660
Households
2
Avg Household Size
52
Median Age
29%
College-Educated
87%
High-School Grad
284.0 sq mi
ZIP Area
26
Density / Sq Mi
$72,654
Median Household Income
$41,075
Median Earnings
$920
Median Rent
$190,600
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?
Live-work space - Historic building with ground-floor retail and multiple residential quarters, including a private patio and rear alley parking.
Where is this live-work space located?
The property is located at 114 N Avenue D Clifton, TX.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: Historic building built in 1909 with 2,535 sq. ft., designed for commercial and residential use; Main level features 1,000 sq. ft. of open retail space plus 500 sq. ft. of living quarters with a full bath and laundry; Includes a private garden and patio area
