Flex Space with Shop and
For Sale
$795,000
193 Welco Ln, Jourdanton, TX 78026
The property combines office space, a shop, and an upstairs apartment on a commercial-zoned acreage tract.
Property Size8,000 SF
Lot Size15.02 Acres
Price / SF$99.33
Days on Market27
Property Features for 193 Welco Ln
General Information
Standard status
Active
Size
8,000 SF
Lot size
15.02 Acres
Warehouse & Industrial
Office Build-Out
1,500 SF
Drive-In Doors
4
Additional Details
Floor
1
Outdoor Storage
Yes
Office Units
8
Building Details
Year Built
2014
Stories
2
Building Size
8,000 SF
Listing Agency:
South LLC
(210) 495-8889
Listed By:
Cody Orr
Source:
Theswinneygroup
Added: Aug 4
Changed: Aug 29
Last Checked: Aug 25 at 5:44AM
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 LLC
Investment Insights
Based on property information with market context.
Set on 15.02 acres at 193 Welco Ln in Jourdanton, this 2014 flex property combines office, shop, storage, and living components. The first floor includes 8 offices totaling approximately 1500 square feet, while the second floor has a 4-bedroom, 3-bathroom apartment with approximately 1500 square feet of heated and cooled space.
The approximately 80' X 50' shop is equipped with 4 14' rollup bay doors. A large covered exterior shed provides additional equipment-storage space or room for further shop improvements. Two fuel storage tanks sit beside the shop, and the acreage offers room for additional shops or outbuildings. The property is located just outside Jourdanton in Atascosa County, with access to San Antonio and Corpus Christi and a position in the Eagle Ford Shale.
The approximately 80' X 50' shop is equipped with 4 14' rollup bay doors. A large covered exterior shed provides additional equipment-storage space or room for further shop improvements. Two fuel storage tanks sit beside the shop, and the acreage offers room for additional shops or outbuildings. The property is located just outside Jourdanton in Atascosa County, with access to San Antonio and Corpus Christi and a position in the Eagle Ford Shale.
Key Highlights
- 15.02‑acre commercial property at 193 Welco Ln, Jourdanton, TX 78026
- 8 first‑floor offices totaling approximately 1500 square feet
- 4‑bedroom, 3‑bathroom upstairs apartment with approximately 1500 square feet
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
$62,266
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
7.83%
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%
$1,245,320
$1.2M
Cap Rate 7%
$889,514
$889.5K
Cap Rate 9%
$691,844
$691.8K
Market Conditions
NOI Build-Up for 8,004 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
$104.7K $13.08/SF
− Vacancy
−$8.9K −$1.11/SF
EGI
$95.8K $11.97/SF
− OpEx
−$33.5K −$4.19/SF
NOI
$62.3K $7.78/SF
Area
Atascosa County, TX
Vacancy
8.50%
Lease Rate
$13.08 /SF/Yr
Expense Ratio
35.00%
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%
$1,245,320
Cap Rate 7%
$889,514
Cap Rate 9%
$691,844
Alternative Uses
Best Use
Office B
$1.96M
$1.72M – $2.29M
NOI $137,326 @ 7.0% cap · market cap 17.27%
Second Best
Flex RnD
$889.5K
$778.3K – $1.04M
NOI $62,266 @ 7.0% cap · market cap 7.83%
Theoretical Best
Hotel Hospitality
$6.03M
$5.28M – $7.03M
NOI $422,011 @ 7.0% cap · market cap 53.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Drive-in doors
8
Office units
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78026, TX
6,181
Population
2,926
Households
2.1
Avg Household Size
39
Median Age
23%
College-Educated
82%
High-School Grad
355.7 sq mi
ZIP Area
17
Density / Sq Mi
$77,257
Median Household Income
$56,295
Median Earnings
$959
Median Rent
$151,700
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?
Flex space - The property combines office space, a shop, and an upstairs apartment on a commercial-zoned acreage tract.
Where is this flex space located?
The property is located at 193 Welco Ln Jourdanton, TX.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 15.02‑acre commercial property at 193 Welco Ln, Jourdanton, TX 78026; 8 first‑floor offices totaling approximately 1500 square feet; 4‑bedroom, 3‑bathroom upstairs apartment with approximately 1500 square feet
