Historic Downtown Seguin Commercial
For Sale
$1,100,000
200 E Court Street, Seguin, TX 78155
Retail and office spaces in historic downtown Seguin.
Property Size5,476 SF
Price / SF$200.88
Days on Market177
Property Features for 200 E Court Street
General Information
Standard status
Active
Size
5,476 SF
Listing Agency:
D Lee Edwards Realty, Inc
(830) 620-7653
Listed By:
D. Lee Edwards · License #0435290
(830) 708-2319
Source:
Cornerstone-properties
Added: Mar 26
Changed: Sep 10
Last Checked: Sep 18 at 6:47AM
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 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 3 tenant spaces, with one pending lease. 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. The property size is 5476 square feet. This mixed-use property is suitable for retail and office purposes.
Key Highlights
- Prime location in the heart of Historic Downtown Seguin.
- Adjacent to the Guadalupe County Court House.
- High‑traffic location at a busy intersection.
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
$74,632
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
6.78%
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%
$1,492,640
$1.5M
Cap Rate 7%
$1,066,171
$1.1M
Cap Rate 9%
$829,244
$829.2K
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
$120.9K $22.08/SF
− Vacancy
−$21.4K −$3.91/SF
EGI
$99.5K $18.17/SF
− OpEx
−$24.9K −$4.54/SF
NOI
$74.6K $13.63/SF
Area
Guadalupe County, TX
Vacancy
17.70%
Lease Rate
$22.08 /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%
$1,492,640
Cap Rate 7%
$1,066,171
Cap Rate 9%
$829,244
Alternative Uses
Best Use
Office B
$1.07M
$932.9K – $1.24M
NOI $74,632 @ 7.0% cap · market cap 6.78%
Second Best
Retail
$1.05M
$916.3K – $1.22M
NOI $73,303 @ 7.0% cap · market cap 6.66%
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $100,539 @ 7.0% cap · market cap 9.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Retail and office spaces in historic downtown Seguin.
Where is this mixed-use property located?
The property is located at 200 E Court Street Seguin, TX.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Prime location in the heart of Historic Downtown Seguin.; Adjacent to the Guadalupe County Court House.; High‑traffic location at a busy intersection.
