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    Commercial Building in Three Rivers Title is generated by Realmo AI

    222 W Thornton Street W, Three Rivers, TX 78071

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    Claim this Listing
    For Sale
    $282,850

    COMMERCIAL - Three Rivers, TX

    Property size:
    5,250 SF
    Lot size:
    0.40 Acres
    Price / SF:
    $53/SF
    Added:
    Jan 23, 2026
    Days on Market:
    123
    Last Refresh:
    May 26 at 8:06 am

    Property Features for 222 W Thornton Street W

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    On Street, Off Street
    Standard status
    Active
    APN
    13501
    Size
    5,250 SF
    Lot size
    0.40 Acres

    Taxes and HOA fees

    Tax Description
    THREE RIVERS BLOCK 11 LOT 20 - 24 (FUNERAL HOME) 0.402 ACRES

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Electric (Heating), Central
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1952
    Floors in Building
    1
    Building materials
    Brick, Block

    We can help!

    Listing Contact
    Suzanne Thoms

    Listing agent Suzanne Thoms License #0823105

    Listing office eXp Realty LLC 5605 N MacArthur Blvd 10th flr, Austin, TX

    Listing date Jan 23, 2026

    MLS# 470422

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

    HighLights

    • High‑visibility location on W Thornton St near N Graham in Three Rivers, within the SH 72/US 281 corridor.
    • Substantial 5,250 SF building on a .40‑acre lot.
    • Convenient access and central location serving both local and through traffic.
    • Zoned and currently operating as a funeral home; alternate uses possible with approval.
    • Constructed of durable brick and block.
    • Public water and sewer utilities.

    Overview

    This established commercial building offers approximately 5,250 square feet of building space on a 0.40-acre lot. It is situated along W Thornton Street near N Graham in Three Rivers, within the in-town SH 72/US 281 corridor. The site benefits from strong visibility and convenient access in a central location, serving both local and through traffic. The property is located within the City of Three Rivers utilities. Historically, the building has been used as a bank and other commercial businesses. It is currently zoned and operating as a funeral home. Alternate uses may be considered, subject to zoning and city approval.
    Property Profile Location Intelligence

    Current Use by Public Records

    Specialty properties

    Suggested Use

    Real Estate Agency Spa & Massage Center Dental Office Building Supply Law Firm Pharmacy Hair Salon Nail Salon Department Store Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Three Rivers
    County
    Live Oak
    State
    Texas
    Longitude
    -98.1766
    Latitude
    28.5268

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    FAQs

    What type of property is this?
    Specialty property - Established commercial building with 5,250 SF on 0.40 acres.
    Where is this specialty property located?
    The property is located at 222 W Thornton Street W Three Rivers, TX.
    What is the asking price?
    The asking price for this property is $282,850.
    What are key features of this property?
    This property features: High‑visibility location on W Thornton St near N Graham in Three Rivers, within the SH 72/US 281 corridor.; Substantial 5,250 SF building on a .40‑acre lot.; Convenient access and central location serving both local and through traffic.
    (512) 656-4123
    We can help!
    Listing Contact
    Suzanne Thoms
    Real Estate License ID: 0823105
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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.

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