Corner Office
For Sale
$250,000
1400 FM 609, Flatonia, TX 78941
Flexible 1.5-story layout with work areas, kitchen space, and two bathrooms.
Property Size1,400 SF
Lot Size0.63 Acres
Price / SF$178.57
Days on Market127
Property Features for 1400 FM 609
General Information
Standard status
Active
Size
1,400 SF
Lot size
0.63 Acres
Property subtype
Retail
Additional Details
Road Access
Yes
Amenities
Carpet, Wood
3
Metal
Exterior Lighting. Paved Road.
Building Details
Year Built
1994
Buildings
1
Building Size
1,400 SF
Listing Agency:
(979) 743-1737
Listed By:
South Central Real Estate
(979) 743-1737
Source:
Xome
Added: Apr 19
Changed: Aug 16
Last Checked: Aug 23 at 3:14AM
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.
This 1,400-square-foot office property occupies a 0.63-acre corner lot at FM 609 and Slaughterhouse Road. The 1.5-story layout includes multiple desk and work areas, a compact kitchen, one full bathroom, and one half bath. Interior finishes include carpet and wood, while the metal exterior features lighting and access from a paved road.
Constructed in 1994, the property was most recently used as a real estate sales office. The real estate business is not included in the sale. Its corner setting in Flatonia provides a defined commercial location for an office user or owner seeking a small standalone property.
Constructed in 1994, the property was most recently used as a real estate sales office. The real estate business is not included in the sale. Its corner setting in Flatonia provides a defined commercial location for an office user or owner seeking a small standalone property.
Key Highlights
- 1,400‑square‑foot office property on a 0.63‑acre corner lot
- Located at FM 609 and Slaughterhouse Road in Flatonia, Texas
- 1.5‑story layout with multiple desk and work areas
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
$18,753
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
7.50%
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%
$375,060
$375.1K
Cap Rate 7%
$267,900
$267.9K
Cap Rate 9%
$208,367
$208.4K
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
$34.4K $24.60/SF
− Vacancy
−$9.4K −$6.74/SF
EGI
$25.0K $17.86/SF
− OpEx
−$6.3K −$4.46/SF
NOI
$18.8K $13.39/SF
Area
Fayette County, TX
Vacancy
27.40%
Lease Rate
$24.60 /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%
$375,060
Cap Rate 7%
$267,900
Cap Rate 9%
$208,367
Alternative Uses
Best Use
Office B
$267.9K
$234.4K – $312.6K
NOI $18,753 @ 7.0% cap · market cap 7.50%
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 439.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
72
Businesses Nearby
Explore this area
Business Placement
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Flexible 1.5-story layout with work areas, kitchen space, and two bathrooms.
Where is this office units located?
The property is located at 1400 FM 609 Flatonia, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 1,400‑square‑foot office property on a 0.63‑acre corner lot; Located at FM 609 and Slaughterhouse Road in Flatonia, Texas; 1.5‑story layout with multiple desk and work areas
