Medical Office Space with Five
For Sale
$189,500
202 N Avenue G, Clifton, TX 76634
Existing office layout includes a waiting area and break room for professional healthcare operations.
Property Size1,160 SF
Price / SF$163.36
Days on Market37
Property Features for 202 N Avenue G
General Information
Standard status
Active
Size
1,160 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1970
Listing Agency:
Bosque County Properties, Inc.
(254) 675-3818
Listed By:
Weston Gloff · License #0700750
Source:
Minteerteam
Added: Jul 25
Changed: Aug 29
Last Checked: Aug 25 at 5:09AM
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 Bosque County Properties, Inc.
Investment Insights
Based on property information with market context.
This medical office property in Clifton was built in 1970 and is configured with five private offices, a waiting area, and a break room. The existing layout supports professional healthcare use and has previously accommodated both dental and chiropractic practices.
The building is positioned on Highway 6, one block north of FM 219, with the property address at 202 N Avenue G. Its established office configuration provides a practical starting point for an operator seeking dedicated rooms and patient-oriented common space.
The building is positioned on Highway 6, one block north of FM 219, with the property address at 202 N Avenue G. Its established office configuration provides a practical starting point for an operator seeking dedicated rooms and patient-oriented common space.
Key Highlights
- Five private offices plus a waiting area and break room
- Previously used for dental and chiropractic practices
- Located on Highway 6 in Clifton
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
$16,127
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
8.51%
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%
$322,540
$322.5K
Cap Rate 7%
$230,386
$230.4K
Cap Rate 9%
$179,189
$179.2K
Market Conditions
NOI Build-Up for 1,160 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
$25.8K $22.20/SF
− Vacancy
−$4.2K −$3.66/SF
EGI
$21.5K $18.54/SF
− OpEx
−$5.4K −$4.63/SF
NOI
$16.1K $13.90/SF
Area
Bosque County, TX
Vacancy
16.50%
Lease Rate
$22.20 /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%
$322,540
Cap Rate 7%
$230,386
Cap Rate 9%
$179,189
Alternative Uses
Best Use
Office B
$230.4K
$201.6K – $268.8K
NOI $16,127 @ 7.0% cap · market cap 8.51%
Second Best
Healthcare Medical
$177.2K
$155.0K – $206.7K
NOI $12,403 @ 7.0% cap · market cap 6.55%
Theoretical Best
Office A
$306.0K
$267.8K – $357.1K
NOI $21,423 @ 7.0% cap · market cap 11.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
461
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76634, TX
7,313
Population
3,660
Households
2
Avg Household Size
52
Median Age
29%
College-Educated
87%
High-School Grad
284.0 sq mi
ZIP Area
26
Density / Sq Mi
$72,654
Median Household Income
$41,075
Median Earnings
$920
Median Rent
$190,600
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?
Medical Office Space - Existing office layout includes a waiting area and break room for professional healthcare operations.
Where is this medical office space located?
The property is located at 202 N Avenue G Clifton, TX.
What is the asking price?
The asking price for this property is $189,500.
What are key features of this property?
This property features: Five private offices plus a waiting area and break room; Previously used for dental and chiropractic practices; Located on Highway 6 in Clifton
