Agricultural Land with New
For Sale
$299,000
2490 Schwab, Seguin, TX 78155
Land, Seguin, TX
Property Size1,547 SF
Lot Size2.28 Acres
Price / SF$193.28
Days on Market66
Property Features for 2490 Schwab
General Information
Property type
Land
Property subtype
Other
Zoning
AGRICULTURE
Elementary school
Marion
Middle school
Marion
High school
Marion
Elementary school district
Marion
Middle school district
Marion
High school district
Marion
Subdivision
2705
Standard status
Active
Size
1,547 SF
Lot size
2.28 Acres
Taxes and HOA fees
Tax Annual Amount
3943
Listing Agency:
JB Goodwin, REALTORS
(210) 581-9050
Listed By:
Jeanette Rachuig
(214) 714-8888
Added: Jul 4
Changed: Aug 19
Last Checked: Sep 7 at 10:06PM
MLS# 1973332
Copyright © 2026 LERA MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This agricultural property includes a 2.28-acre fenced corner lot with a 1,640-square-foot double-wide manufactured home conveyed in as-is condition. The home is described as having electric appliances, central air, and a newer roof. A brand new barn is also on site.
The newly built barn is 35 by 55 feet with steel, 12-gauge galvanized framing and certification for a 140 mph wind rating and 70 PSF snow load. The property is located within Seguin City Limits and is listed as part of Marion ISD. Access is described as easy to I-10.
Zoned for agriculture, this site supports horses and other animals. With perimeter fencing providing privacy and security, the property is well-suited for buyers looking for a small acreage setup for livestock and everyday living under one ownership. Please note that no inside photos were taken and the manufactured home condition is provided as as-is.
The newly built barn is 35 by 55 feet with steel, 12-gauge galvanized framing and certification for a 140 mph wind rating and 70 PSF snow load. The property is located within Seguin City Limits and is listed as part of Marion ISD. Access is described as easy to I-10.
Zoned for agriculture, this site supports horses and other animals. With perimeter fencing providing privacy and security, the property is well-suited for buyers looking for a small acreage setup for livestock and everyday living under one ownership. Please note that no inside photos were taken and the manufactured home condition is provided as as-is.
Key Highlights
- New price: reduced from $339,000 to $299,000
- 2.28‑acre corner lot in Seguin city limits, part of Marion ISD
- 1640 sq ft double wide manufactured home sold as‑is, with central air and electric appliances
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
$13,784
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
4.61%
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%
$275,680
$275.7K
Cap Rate 7%
$196,914
$196.9K
Cap Rate 9%
$153,156
$153.2K
Market Conditions
NOI Build-Up for 1,547 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
$27.8K $18.00/SF
− Vacancy
−$2.8K −$1.80/SF
EGI
$25.1K $16.20/SF
− OpEx
−$11.3K −$7.29/SF
NOI
$13.8K $8.91/SF
Area
Guadalupe County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$275,680
Cap Rate 7%
$196,914
Cap Rate 9%
$153,156
Alternative Uses
Best Use
Apartment 5plus
$196.9K
$172.3K – $229.7K
NOI $13,784 @ 7.0% cap · market cap 4.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$405.8K
$355.0K – $473.4K
NOI $28,403 @ 7.0% cap · market cap 9.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
8
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Fenced corner lot in Seguin City Limits with a new steel barn and manufactured double-wide home, horses allowed.
Where is this single family property located?
The property is located at 2490 Schwab Seguin, TX.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: New price: reduced from $339,000 to $299,000; 2.28‑acre corner lot in Seguin city limits, part of Marion ISD; 1640 sq ft double wide manufactured home sold as‑is, with central air and electric appliances
