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    521 W Hutchison St San Marcos, TX 78666

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    For Sale
    $790,000

    Two adjoining properties near Texas State University and Historic Downtown.

    Lot size:
    0.41 Acres

    Property Features for 521 W Hutchison St

    General Information

    Property type
    Commercial
    Standard status
    Active
    Lot size
    0.41 Acres

    Building Details

    Year built
    2010

    We can help!

    Listing Contact
    Michael Nolen
    Michael Nolen
    Source: Elliman

    Listing Agency: McNabb & Company Real Estate Services Listing Agent: Michael Nolen

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    San Marcos Mixed-Use Investment Opportunity

    Two adjoining properties are available in San Marcos, situated a short walk from Texas State University and the Historic Downtown Square. The package includes a commercial building at 521 W Hutchison St and a multifamily property at 525 W Hutchison St. The commercial building, zoned Mixed Use, features adaptable office or retail space with street visibility, parking, and flexible layouts. It is suitable for professional services, creative businesses, or boutique retail users. The multifamily property includes two rental units. Unit A features 3 beds and 2 baths and has been historically leased for $2,100 per month. Unit B features 5 beds and 3 baths, two refrigerators, and two washer/dryer sets, and has been historically leased for $2,900 per month. Both units have demonstrated strong occupancy and appeal to students and young professionals seeking proximity to campus and downtown amenities. The properties offer diverse income streams and redevelopment potential under the city’s downtown zoning. This offering is suitable for an investor seeking dependable returns or an owner-user looking for a mixed-use asset.
    Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Real Estate Agency Law Firm Spa & Massage Center Restaurant Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    San Marcos
    County
    Hays
    State
    Texas
    Longitude
    -97.9474931
    Latitude
    29.8820147

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    FAQs

    What type of property is this?
    Mixed-use property - Two adjoining properties near Texas State University and Historic Downtown.
    Where is this mixed-use property located?
    The property is located at 521 W Hutchison St San Marcos, TX.
    What is the asking price?
    The asking price for this property is $790,000.
    What are key features of this property?
    This property features: - Prime location: Walking distance to Texas State University and the Historic Downtown Square.; - Two adjoining properties: Commercial building (521 W Hutchison St) and multifamily property (525 W Hutchison St).; - Steady rental income: Multifamily property with two well-performing units.
    (254) 931-0102
    Request Owner's contact information
    521 W Hutchison St San Marcos, TX 78666
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    San Marcos, TX 78666
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    521 W Hutchison St San Marcos, TX 78666
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    We can help!
    Listing Contact
    Michael Nolen
    Michael Nolen
    Real Estate License ID: 0621420
    (254) 931-0102 (512) 667-9129
    Learn more
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