Flatonia Commercial Building on
For Sale
$260,000
1400 Fm 609, Flatonia, TX 78941
Versatile 1,400 sq ft commercial building on 0.63-acre lot.
Property Size1,420 SF
Lot Size0.63 Acres
Price / SF$185.71
Days on Market110
Property Features for 1400 Fm 609
General Information
Standard status
Active
Size
1,420 SF
Lot size
0.63 Acres
Property subtype
Commercial
Building Details
Building Size
1,420 SF
Year Built
1994
Listing Agency:
South Central Real Estate
(979) 743-1737
Listed By:
Tanya Schindler · License #0510632
(979) 743-1737
Source:
Elliman
Added: Apr 24
Changed: Aug 9
Last Checked: Aug 9 at 11:29PM
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 South Central Real Estate
Investment Insights
Based on property information with market context.
Located in Flatonia, Texas, this commercial property offers a 1,400 sq ft building on a 0.63-acre corner lot. Situated at the intersection of FM 609 and Slaughterhouse Road, the 1.5-story building is positioned for visibility and accessibility. The property features multiple desk/work areas, a small kitchen space, one full bathroom, and a half bath. Most recently used as a real estate sales office, this location is suitable for a variety of business ventures. The property has a bike score of 40, indicating it is somewhat bikeable, and a walk score of 39, indicating car dependence.
Key Highlights
- High‑visibility corner lot location at the intersection of FM 609 and Slaughterhouse Road.
- Versatile 1,400 sq ft commercial building suitable for various business ventures.
- Features multiple desk/work areas, a small kitchen space, one full bathroom, and a half bath.
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
$18,963
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
7.29%
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%
$379,260
$379.3K
Cap Rate 7%
$270,900
$270.9K
Cap Rate 9%
$210,700
$210.7K
Market Conditions
NOI Build-Up for 1,400 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
$28.7K $20.52/SF
− Vacancy
−$1.6K −$1.17/SF
EGI
$27.1K $19.35/SF
− OpEx
−$8.1K −$5.81/SF
NOI
$19.0K $13.55/SF
Area
Fayette County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$379,260
Cap Rate 7%
$270,900
Cap Rate 9%
$210,700
Alternative Uses
Best Use
Retail
$270.9K
$237.0K – $316.1K
NOI $18,963 @ 7.0% cap · market cap 7.29%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$15.70M
$13.73M – $18.31M
NOI $1,098,725 @ 7.0% cap · market cap 422.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
223
Businesses Nearby
44k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 91%
Dining 6%
Hotels & Casinos 3%
Shell
Shops & Services
34,028 visits/mo
0.3 miles
Dollar General
Shops & Services
5,666 visits/mo
0.1 miles
SUBWAY
Dining
2,708 visits/mo
0.3 miles
Best Western Plus Flatonia Inn
Hotels & Casinos
1,245 visits/mo
0.3 miles
Napa Auto Parts
Shops & Services
836 visits/mo
0.1 miles
Demographics for 78941, TX
3,006
Population
1,749
Households
1.7
Avg Household Size
47
Median Age
17%
College-Educated
88%
High-School Grad
161.8 sq mi
ZIP Area
19
Density / Sq Mi
$75,694
Median Household Income
$36,270
Median Earnings
$882
Median Rent
$171,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Versatile 1,400 sq ft commercial building on 0.63-acre lot.
Where is this retail space located?
The property is located at 1400 Fm 609 Flatonia, TX.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: High‑visibility corner lot location at the intersection of FM 609 and Slaughterhouse Road.; Versatile 1,400 sq ft commercial building suitable for various business ventures.; Features multiple desk/work areas, a small kitchen space, one full bathroom, and a half bath.
