2-Unit Commercially Zoned
For Sale
$499,900
613-615 East Court Street, Seguin, TX 78155
Two residential units offer distinct bedroom layouts with access from both Court Street and Donegan Street.
Property Size2,212 SF
Price / SF$225.99
Days on Market579
Property Features for 613-615 East Court Street
General Information
Standard status
Active
Size
2,212 SF
Property subtype
Multi-Family / One Story
Net Operating Income
$22,000
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Gross Income
$27,000
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$1,700
Amenities
Linoleum, Vinyl
Composition
Slab
Conventional, Cash
Patio Slab, Mature Trees, Cable TV Available
Listing Agency:
Dawson & Associates
(830) 303-7355
Listed By:
Duley Dawson
(830) 303-7355
Source:
Compass
Added: Jan 30, 2025
Changed: Aug 31
Last Checked: Aug 31 at 1:07AM
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 Dawson & Associates
Investment Insights
Based on property information with market context.
This 2,212-square-foot duplex contains two separate residential units. One unit is configured with three bedrooms and one bathroom, while the second offers two bedrooms and one bathroom. Interior finishes include linoleum and vinyl, with slab construction and composition exterior materials. Each side includes a patio slab, and the property has mature trees and cable TV availability.
The parcel extends from East Court Street through to Donegan Street, providing access on two sides. It is identified as commercially zoned and sits next to the KWED radio station. Current occupancy includes tenants, with showings requiring 24-hour notice and a prequalification letter.
The parcel extends from East Court Street through to Donegan Street, providing access on two sides. It is identified as commercially zoned and sits next to the KWED radio station. Current occupancy includes tenants, with showings requiring 24-hour notice and a prequalification letter.
Key Highlights
- 2,212‑square‑foot duplex with two separate residential units
- Unit mix includes one 3‑bedroom/1‑bath unit and one 2‑bedroom/1‑bath unit
- Commercial zoning identified for the property
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
$22,701
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
4.54%
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%
$454,020
$454.0K
Cap Rate 7%
$324,300
$324.3K
Cap Rate 9%
$252,233
$252.2K
Market Conditions
NOI Build-Up for 2,212 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
$35.8K $16.20/SF
− Vacancy
−$3.4K −$1.54/SF
EGI
$32.4K $14.66/SF
− OpEx
−$9.7K −$4.40/SF
NOI
$22.7K $10.26/SF
Area
Guadalupe County, TX
Vacancy
9.50%
Lease Rate
$16.20 /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%
$454,020
Cap Rate 7%
$324,300
Cap Rate 9%
$252,233
Alternative Uses
Best Use
Multifamily LT 5
$324.3K
$283.8K – $378.4K
NOI $22,701 @ 7.0% cap · market cap 4.54%
Second Best
Apartment 5plus
$281.6K
$246.4K – $328.5K
NOI $19,709 @ 7.0% cap · market cap 3.94%
Theoretical Best
Office A
$580.2K
$507.7K – $676.9K
NOI $40,612 @ 7.0% cap · market cap 8.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
918
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer distinct bedroom layouts with access from both Court Street and Donegan Street.
Where is this duplex located?
The property is located at 613-615 East Court Street Seguin, TX.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: 2,212‑square‑foot duplex with two separate residential units; Unit mix includes one 3‑bedroom/1‑bath unit and one 2‑bedroom/1‑bath unit; Commercial zoning identified for the property
