Downtown Seguin Commercial Real
For Sale
$2,400,000
256 W Court St, Seguin, TX 78155
Full block of commercial real estate in downtown Seguin.
Property Size18,960 SF
Lot Size93.00 Acres
Price / SF$150
Days on Market139
Property Features for 256 W Court St
General Information
Standard status
Active
Size
18,960 SF
Lot size
93.00 Acres
Property subtype
Commercial
Building Details
Building Size
18,960 SF
Year Built
1950
Stories
2
Listing Agency:
Wayne Wilton Windle, Broker
(915) 203-6361
Listed By:
Wayne Windle · License #0411504
(915) 203-6361
Source:
Elliman
Added: Mar 24
Changed: Aug 8
Last Checked: Aug 8 at 6:26AM
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 Wayne Wilton Windle, Broker
Investment Insights
Based on property information with market context.
This commercial real estate opportunity features a full block in downtown Seguin, consisting of three parcels with approximately 65 combined parking spaces. The property, configured with a mix of retail, office, warehouse, and storage areas, offers multiple street frontages. One parcel includes an approximately 8,000 square foot paved parking lot with striping, landscaping, and curb and gutter. The office building, originally constructed as a residence, is currently utilized as office space and is located on approximately 0.20 acre on Travis Street, across from the Seguin Area Chamber of Commerce. The main commercial building at 256 W. Court Street contains approximately 16,000 square feet and includes three levels. The first floor features a retail area with display windows, retail lighting, and terrazzo flooring. The second floor includes multiple offices and conference/meeting rooms. Connected to the retail area is a warehouse/service area equipped with approximately five grade-level overhead doors, task lighting, heating units, compressor, and high-power outlets. The basement level includes approximately 4,700 square feet of conditioned space with additional offices and work/storage areas. Additional features include an enclosed outdoor storage area and approximately 15 parking spaces serving the retail portion. The property is located across from the county parking garage, near the Seguin Area Chamber of Commerce, and approximately two blocks from the downtown square.
Key Highlights
- Full block of commercial real estate in downtown Seguin.
- Approximately 65 combined parking spaces.
- Main commercial building contains approximately 16,000 square feet with retail, office, and warehouse space.
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
$218,062
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
9.09%
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%
$4,361,240
$4.4M
Cap Rate 7%
$3,115,171
$3.1M
Cap Rate 9%
$2,422,911
$2.4M
Market Conditions
NOI Build-Up for 16,000 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
$353.3K $22.08/SF
− Vacancy
−$62.5K −$3.91/SF
EGI
$290.7K $18.17/SF
− OpEx
−$72.7K −$4.54/SF
NOI
$218.1K $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%
$4,361,240
Cap Rate 7%
$3,115,171
Cap Rate 9%
$2,422,911
Alternative Uses
Best Use
Office B
$3.12M
$2.73M – $3.63M
NOI $218,062 @ 7.0% cap · market cap 9.09%
Second Best
Retail
$3.06M
$2.68M – $3.57M
NOI $214,180 @ 7.0% cap · market cap 8.92%
Theoretical Best
Office A
$4.20M
$3.67M – $4.90M
NOI $293,760 @ 7.0% cap · market cap 12.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
309
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Full block of commercial real estate in downtown Seguin.
Where is this mixed-use property located?
The property is located at 256 W Court St Seguin, TX.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: Full block of commercial real estate in downtown Seguin.; Approximately 65 combined parking spaces.; Main commercial building contains approximately 16,000 square feet with retail, office, and warehouse space.
