Historic Mixed-Use Boutique
114 N Avenue D, Clifton, TX 76634
SINGLE_FAMILY - Clifton, TX
Type:Retail
Property size:
2,535 SFLot size:
0.05 AcresPrice / SF:
$141/SF- Added:
- Mar 9, 2026
- Days on Market:
- 87
- Last Refresh:
- Jun 3 at 9:06 am
Property Features for 114 N Avenue D
General Information
- Property type
- Residential
- Property subtype
- Retail
- Parking features
- Alley, On Street
- 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
Utilities
- Sewer type
- Public Sewer
- Heating system
- Electric (Heating)
- Cooling system
- Central Air, Window Unit(s)
- Water source
- Public
Building Details
- Year built
- 1909
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Wood, Concrete
- Building materials
- Concrete, Plaster, WoodSiding
- Roof type
- Metal, Asphalt
Listing agent Tai Cobb Klam License #0594871 (254) 253-0157
Listing office COBB RANCH PROPERTIES, LLC Cranfills Gap, TX (254) 253-0157
Listing date Mar 9, 2026
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.
HighLights
- Historic 2,535 sq. ft. building built in 1909, with construction materials including concrete, plaster, and wood siding
- Main level features 1,000 sq. ft. open retail space plus 500 sq. ft. of additional living quarters with full bath and laundry
- Upstairs includes a whole apartment with a private entrance, open‑concept living, spacious bedroom, full kitchen, and bathroom with clawfoot tub and shower
- Private garden and patio area plus an owner parking spot accessed from the rear alley
- Utilities: public water and public sewer; heating is electric, with central air and window unit(s) for cooling
- Roof is metal and asphalt; flooring includes wood and concrete; parking includes alley and on‑street
Overview
114 N Ave. D in downtown Clifton, Texas is a rare historic mixed-use building built for commercial and residential flexibility. It is currently operating as a vintage, mod Americana boutique and previously served as an art and frame gallery. The main level provides 1,000 sq. ft. of open retail space plus 500 sq. ft. of living quarters with a full bath and laundry, creating a true live-and-work setup. A private garden and patio area, along with an owner’s parking spot located in the rear alley, adds an uncommon outdoor element.
Upstairs includes a whole apartment with its own private entrance. The layout features open-concept living, a spacious bedroom, tall ceilings with vintage woodwork, and a full kitchen separated from the living and bedroom areas. The bathroom includes a classic clawfoot tub and shower.
For buyers, investors, or owner-operators, the configuration supports multiple income and occupancy options without giving up retail presence. The combination of street-level shop space, on-site living, and a separate second-floor apartment makes this property well-suited for boutique retail operators seeking flexibility, as well as buyers looking for a historic asset that can accommodate changing use over time.
Upstairs includes a whole apartment with its own private entrance. The layout features open-concept living, a spacious bedroom, tall ceilings with vintage woodwork, and a full kitchen separated from the living and bedroom areas. The bathroom includes a classic clawfoot tub and shower.
For buyers, investors, or owner-operators, the configuration supports multiple income and occupancy options without giving up retail presence. The combination of street-level shop space, on-site living, and a separate second-floor apartment makes this property well-suited for boutique retail operators seeking flexibility, as well as buyers looking for a historic asset that can accommodate changing use over time.
Local Financial Insights For Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $47.2k | $18.60 |
| − Vacancy | −$5.0k | −$1.95 |
| EGI | $42.2k | $16.65 |
| − OpEx | −$12.7k | −$4.99 |
| NOI | $29.5k | $11.65 |
2,535 SF · lease $18.60/SF/yr · vacancy 10.50% · expense 30.00%
Alternative Uses
Best Use
Retail
$422.0K
$369.3K – $492.3K
NOI $29,540 @ 7.0% cap · market cap 8.23%
Second Best
Multifamily LT 5
$313.7K
$274.5K – $366.0K
NOI $21,959 @ 7.0% cap · market cap 6.12%
Theoretical Best
Office A
$668.8K
$585.2K – $780.3K
NOI $46,816 @ 7.0% cap · market cap 13.04%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Sanctus
Clothing Store
La Thompson Gallery-Fine ...
Art Gallery
Similar Places Nearby
- Pippy’s Petals — 406 N Avenue G, Clifton, TX 76634
- Blossom Shop — 307 W 3rd St, Clifton, TX 76634
Location Insight
- Map
- Local Demand
- City
- Clifton
- County
- Bosque
- State
- Texas
- Longitude
- -97.574339
- Latitude
- 31.783795
Nearby Similar for Sale
FAQs
What type of property is this?
Storefront property - A vintage boutique with dedicated living space, including a private patio garden and upstairs apartment with separate entrance.
Where is this storefront 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 $359,000.
What are key features of this property?
This property features: Historic 2,535 sq. ft. building built in 1909, with construction materials including concrete, plaster, and wood siding; Main level features 1,000 sq. ft. open retail space plus 500 sq. ft. of additional living quarters with full bath and laundry; Upstairs includes a whole apartment with a private entrance, open‑concept living, spacious bedroom, full kitchen, and bathroom with clawfoot tub and shower
