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    Historic Restaurant and Event Building Title is generated by Realmo AI

    204 S Austin Street, Seguin, TX 78155

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    Claim this Listing
    For Sale
    $898,000

    SINGLE_FAMILY - Seguin, TX

    Type:Office
    Property size:
    4,954 SF
    Lot size:
    0.10 Acres
    Price / SF:
    $181/SF
    Added:
    Feb 20, 2026
    Days on Market:
    103
    Last Refresh:
    Jun 3 at 2:06 pm

    Property Features for 204 S Austin Street

    General Information

    Property type
    Residential
    Property subtype
    Office
    Standard status
    Active
    APN
    27961
    Size
    4,954 SF
    Lot size
    0.10 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    LOT: 2 & N 8.33 OF 3 BLK: 165 ADDN: INNER
    Tax Annual Amount
    8342

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public

    Building Details

    Floors in Building
    2
    Flooring type
    Concrete
    Building materials
    Masonry

    We can help!

    Listing Contact
    Ryan Parker
    Ryan Parker

    Listing agent Ryan Parker License #0652103

    Listing office Collab-RT Realty, LLC 3700 Rebecca Creek Road, TX

    Listing date Feb 20, 2026

    MLS# 552126

    Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Located at 204 South Austin Street in Seguin, TX, with public water and public sewer.
    • Masonry construction with concrete flooring.
    • Open concept interior layout with large windows, high ceilings, and exposed brick walls.
    • Includes a conference room sized for up to 20 people.
    • Upstairs private desk spaces with balcony overlooking Austin Street.
    • Tech‑ready with WiFi, TVs, and printing facilities, plus private soundproof pods.

    Overview

    Located at 204 S Austin Street in the heart of Seguin, this historic commercial building blends industrial character with practical, flexible interiors. Exposed brick walls, high ceilings, and large windows create a distinctive atmosphere, while the open-concept floor plan supports multiple layouts for different operating styles.

    The property includes a spacious conference room that can hold up to 20 people, offering a ready-made option for private dining or special events. Upstairs, there are private, dedicated desk spaces overlooking Austin Street, along with a balcony tied to the private area. Additional on-site features support a hospitality-forward and tech-enabled environment, including a shared refreshment center concept, private soundproof pods, and infrastructure described as WiFi, TVs, and printing facilities.

    This setup is well-suited to an operator looking to combine guest-facing space with functional private areas. The mix of event capability, sound-managed seating options, and upstairs desk and lounge space makes the building a strong candidate for a bar or restaurant concept, or for a hybrid office and coworking-style operation that wants to incorporate private meeting and comfortable patron areas.

    Local Financial Insights For Specialty Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $98.7k $19.92
    − Vacancy −$3.9k −$0.80
    EGI $94.7k $19.12
    − OpEx −$23.7k −$4.78
    NOI $71.1k $14.34
    4,954 SF · lease $19.92/SF/yr · vacancy 4.00% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $1.02M
    $888.2K – $1.18M (±1% cap)
    NOI $71,052 @ 7.0% cap · market cap 7.91%
    Second Best
    Office B
    $964.5K
    $844.0K – $1.13M (±1% cap)
    NOI $67,517 @ 7.0% cap · market cap 7.52%
    Theoretical Best
    Office A
    $1.30M
    $1.14M – $1.52M (±1% cap)
    NOI $90,955 @ 7.0% cap · market cap 10.13%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Restoration Ads Professionals Advertising Agency White Line Realty Real Estate Agency The Rise Co-Working Offices Coworking & Hybrid Office Monumental Roofing Services Construction Company Deep Six Pest ... Garden Center

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Seguin
    County
    Guadalupe
    State
    Texas
    Longitude
    -97.9648811
    Latitude
    29.5679139

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    FAQs

    What type of property is this?
    Office building - Downtown building with open layout, conference room, and flexible work/lounge spaces suited for a hospitality or hybrid concept.
    Where is this office building located?
    The property is located at 204 S Austin Street Seguin, TX.
    What is the asking price?
    The asking price for this property is $898,000.
    What are key features of this property?
    This property features: Located at 204 South Austin Street in Seguin, TX, with public water and public sewer.; Masonry construction with concrete flooring.; Open concept interior layout with large windows, high ceilings, and exposed brick walls.
    (830) 481-2233
    We can help!
    Listing Contact
    Ryan Parker
    Ryan Parker
    Real Estate License ID: 0652103
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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