Historic Downtown Seguin Commercial
For Sale
$1,135,700
200 E COURT ST 107 SEGUIN TX 78155, Seguin, TX 78155
Retail and office spaces in historic downtown Seguin.
Property Size5,476 SF
Price / SF$207.40
Days on Market1035
Property Features for 200 E COURT ST 107 SEGUIN TX 78155
General Information
Standard status
Active
Size
5,476 SF
Property subtype
Office/Medical/Prof Bldg
Zoning
HDCOMM
Building Details
Year Built
1935
Listing Agency:
D Lee Edwards Realty, Inc
(830) 708-2319
Listed By:
D. Lee Edwards · License #0435290
(830) 708-2319
Source:
Kwsanantonio
Added: Oct 31, 2023
Changed: Aug 25
Last Checked: Aug 30 at 12:55PM
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 D Lee Edwards Realty, Inc
Investment Insights
Based on property information with market context.
This commercial property portfolio, suitable for retail and office use, is located in the heart of Historic Downtown Seguin at a busy traffic light intersection adjacent to the Guadalupe County Court House. The property consists of three tenant spaces, with two currently occupied. The architecture features early 20th-century decorative masonry and stucco style, complemented by a covered awning and large display windows. Sidewalk space and parking are available.
Key Highlights
- Prime location in the heart of Historic Downtown Seguin
- High‑traffic intersection adjacent to the Guadalupe County Court House
- Commercial property portfolio with 3 tenant spaces
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
$73,303
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
6.45%
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%
$1,466,060
$1.5M
Cap Rate 7%
$1,047,186
$1.0M
Cap Rate 9%
$814,478
$814.5K
Market Conditions
NOI Build-Up for 5,476 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
$109.1K $19.92/SF
− Vacancy
−$4.4K −$0.80/SF
EGI
$104.7K $19.12/SF
− OpEx
−$31.4K −$5.74/SF
NOI
$73.3K $13.39/SF
Area
Guadalupe County, TX
Vacancy
4.00%
Lease Rate
$19.92 /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%
$1,466,060
Cap Rate 7%
$1,047,186
Cap Rate 9%
$814,478
Alternative Uses
Best Use
Retail
$1.05M
$916.3K – $1.22M
NOI $73,303 @ 7.0% cap · market cap 6.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $100,539 @ 7.0% cap · market cap 8.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
919
Businesses Nearby
Explore this area
Business Placement
Demographics for 78155, TX
51,772
Population
21,791
Households
2.4
Avg Household Size
40
Median Age
22%
College-Educated
85%
High-School Grad
355.5 sq mi
ZIP Area
146
Density / Sq Mi
$71,367
Median Household Income
$38,985
Median Earnings
$1,149
Median Rent
$246,000
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?
Retail space - Retail and office spaces in historic downtown Seguin.
Where is this retail space located?
The property is located at 200 E COURT ST 107 SEGUIN TX 78155 Seguin, TX.
What is the asking price?
The asking price for this property is $1,135,700.
What are key features of this property?
This property features: Prime location in the heart of Historic Downtown Seguin; High‑traffic intersection adjacent to the Guadalupe County Court House; Commercial property portfolio with 3 tenant spaces
