Historic Hutto Building For
For Sale
$1,900,000
117 East St, Hutto, TX 78634
Historic building in downtown Hutto with restaurant potential.
Property Size6,000 SF
Lot Size0.09 Acres
Price / SF$633.33
Days on Market152
Property Features for 117 East St
General Information
Standard status
Active
Size
6,000 SF
Lot size
0.09 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$18,143
Building Details
Building Size
6,000 SF
Year Built
1890
Listing Agency:
Christies Intl Real Estate Lone Star
(512) 695-6588
Listed By:
Kelli McLaughlin · License #0658823
(512) 695-6588
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 6:21AM
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 Christies Intl Real Estate Lone Star
Investment Insights
Based on property information with market context.
Located at the corner of East and Farley Streets in Historic Downtown Hutto, this historic building offers a unique opportunity. The building, formerly the Ed Schmidt Grocery store built in 1890 and later featured as a residence in an HGTV video, is situated at a prime location where the COOP development and the Cottonwood Properties are planned. The property features 3000 square feet downstairs and 1500 square feet upstairs. It is suitable for an owner-occupant or a restaurant looking to capitalize on corner traffic in Old Town Hutto. The building includes a grease trap, gas meter, and space fitted for an exhaust vent to the roof. A full fire suppression system is installed throughout the building. The roof was replaced in July 2024. The East Street-facing facade has new doors and a fresh coat of paint.
Key Highlights
- Prime location in Historic Downtown Hutto, near COOP and Cottonwood developments.
- Significant commercial potential with 3000 sq ft downstairs, ideal for owner‑occupant or restaurant use.
- Equipped for restaurant use with grease trap, gas meter, and exhaust vent space.
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
$56,598
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
2.98%
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%
$1,131,960
$1.1M
Cap Rate 7%
$808,543
$808.5K
Cap Rate 9%
$628,867
$628.9K
Market Conditions
NOI Build-Up for 3,000 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
$78.1K $26.04/SF
− Vacancy
−$2.7K −$0.89/SF
EGI
$75.5K $25.15/SF
− OpEx
−$18.9K −$6.29/SF
NOI
$56.6K $18.87/SF
Area
Williamson County, TX
Vacancy
3.40%
Lease Rate
$26.04 /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%
$1,131,960
Cap Rate 7%
$808,543
Cap Rate 9%
$628,867
Alternative Uses
Best Use
Specialty Retail
$808.5K
$707.5K – $943.3K
NOI $56,598 @ 7.0% cap · market cap 2.98%
Second Best
Retail
$754.6K
$660.3K – $880.4K
NOI $52,825 @ 7.0% cap · market cap 2.78%
Theoretical Best
Office A
$1.25M
$1.10M – $1.46M
NOI $87,785 @ 7.0% cap · market cap 4.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
674
Businesses Nearby
87k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 83%
Apparel 8%
Dining 8%
Electronics 2%
Dollar General
Shops & Services
11,170 visits/mo
0.2 miles
Shell
Shops & Services
11,121 visits/mo
0.1 miles
Valero
Shops & Services
10,737 visits/mo
0.4 miles
The UPS Store
Shops & Services
7,631 visits/mo
0.2 miles
Goodwill
Apparel
6,901 visits/mo
0.5 miles
Demographics for 78634, TX
37,951
Population
15,322
Households
2.5
Avg Household Size
33
Median Age
35%
College-Educated
93%
High-School Grad
56.4 sq mi
ZIP Area
673
Density / Sq Mi
$111,227
Median Household Income
$52,649
Median Earnings
$2,024
Median Rent
$334,200
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?
Conventional restaurant - Historic building in downtown Hutto with restaurant potential.
Where is this conventional restaurant located?
The property is located at 117 East St Hutto, TX.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: Prime location in Historic Downtown Hutto, near COOP and Cottonwood developments.; Significant commercial potential with 3000 sq ft downstairs, ideal for owner‑occupant or restaurant use.; Equipped for restaurant use with grease trap, gas meter, and exhaust vent space.
