Historic Mixed-Use
For Sale
$349,000
114 N Avenue D, Clifton, TX 76634
CommercialSale, Clifton, TX
Property Size2,535 SF
Lot Size0.05 Acres
Price / SF$137.67
Days on Market54
Property Features for 114 N Avenue D
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Commerical Historial District
Parking features
On Street, Alley
Subdivision
Clifton Ot
Lot features
Historic District
Directions
Located in downtown Cllfton, Texas
Standard status
Active
APN
R32487
Lot size
0.05 Acres
Taxes and HOA fees
Tax Description
CLIFTON OT BLOCK 12 LOT 7(SE PT) & 8(NE PT)
Tax Annual Amount
3527
Legal Description
CLIFTON OT BLOCK 12 LOT 7(SE PT) & 8(NE PT)
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Window Unit(s), Central Air
Water source
Public
Amenities
private garden and patio area
Building Details
Year built
1909
Floors in Building
2
Number of units
2
Flooring type
Wood, Concrete
Building materials
Concrete, Plaster, WoodSiding
Roof type
Asphalt, Metal
Listing Agency:
COBB RANCH PROPERTIES, LLC
Listed By:
Tai Cobb Klam · License #0594871
(254) 253-0157
Added: Jul 11
Changed: Aug 25
Last Checked: Sep 2 at 7:06AM
MLS# 21042326
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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 1909, this 2,535-square-foot mixed-use property combines commercial space with residential accommodations. The main level provides 1,000 square feet of open retail area plus 500 square feet of additional living space with a full bathroom and laundry. Upstairs, a separate-entry apartment includes an open living area, spacious bedroom, full kitchen, and bathroom with a clawfoot tub and shower. Tall ceilings and vintage woodwork contribute to the building’s historic character.
Outdoor features include a private garden and patio, while the rear alley provides an owner’s parking space. Concrete, plaster, and wood siding construction are paired with wood and concrete flooring. The property has public water and sewer, electric heat, window-unit and central air conditioning, and asphalt and metal roofing. Located in downtown Clifton, it is 36 miles northwest of Waco and near the city’s restaurants, boutiques, cultural venues, and specialty shops.
Outdoor features include a private garden and patio, while the rear alley provides an owner’s parking space. Concrete, plaster, and wood siding construction are paired with wood and concrete flooring. The property has public water and sewer, electric heat, window-unit and central air conditioning, and asphalt and metal roofing. Located in downtown Clifton, it is 36 miles northwest of Waco and near the city’s restaurants, boutiques, cultural venues, and specialty shops.
Key Highlights
- 2,535‑square‑foot mixed‑use building constructed in 1909
- Main level includes 1,000 square feet of open retail space and 500 square feet of living quarters
- Upstairs apartment has a separate entrance, full kitchen, bedroom, and bathroom
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
Mixed Use
$463.4K
$405.5K – $540.7K
NOI $32,440 @ 7.0% cap · market cap 9.30%
Second Best
Retail
$422.0K
$369.3K – $492.3K
NOI $29,540 @ 7.0% cap · market cap 8.46%
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
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level layout combines open retail space with residential quarters and a separate apartment entrance.
Where is this mixed-use property 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: 2,535‑square‑foot mixed‑use building constructed in 1909; Main level includes 1,000 square feet of open retail space and 500 square feet of living quarters; Upstairs apartment has a separate entrance, full kitchen, bedroom, and bathroom
