Six-Unit Apartment
For Sale
$275,000
311 E Live Oak St, Seguin, TX 78155
Income-producing multifamily property with a studio, one-bedroom, and two-bedroom unit mix.
Property Size2,824 SF
Price / SF$97.38
Days on Market45
Property Features for 311 E Live Oak St
General Information
Standard status
Active
Size
2,824 SF
Property subtype
Multi-Family
Net Operating Income
$25,884
Units
Unit Mix
3 x studio, 2 x 1BR, 1 x 2BR
Multifamily Units
6
Additional Details
Gross Income
$51,480
Amenities
stove
refrigerator
AC
heating window units
Building Details
Year Built
1939
Listing Agency:
Dawson & Associates
(830) 305-0650
Listed By:
Duley Dawson
Source:
Sarahildebrandaguilera
Added: Jul 17
Changed: Aug 29
Last Checked: Aug 25 at 5:25AM
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 Dawson & Associates
Investment Insights
Based on property information with market context.
Built in 1939, this 2,824-square-foot apartment property contains six separate units: three studios, two one-bedroom apartments, and one two-bedroom apartment. Each unit includes a private bathroom, stove, refrigerator, and window-mounted AC and heat units.
The property operates with owner-paid utilities, and the meters are not separately divided among tenants. With six units, the property is limited to commercial financing. The property is located at 311 E Live Oak St in Seguin, Texas.
The property operates with owner-paid utilities, and the meters are not separately divided among tenants. With six units, the property is limited to commercial financing. The property is located at 311 E Live Oak St in Seguin, Texas.
Key Highlights
- Six units with three studios, two one‑bedroom apartments, and one two‑bedroom apartment
- 2,824 square feet on a 1939‑built property
- Every unit has a private bathroom, stove, and refrigerator
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
$25,162
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
9.15%
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%
$503,240
$503.2K
Cap Rate 7%
$359,457
$359.5K
Cap Rate 9%
$279,578
$279.6K
Market Conditions
NOI Build-Up for 2,824 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
$50.8K $18.00/SF
− Vacancy
−$5.1K −$1.80/SF
EGI
$45.7K $16.20/SF
− OpEx
−$20.6K −$7.29/SF
NOI
$25.2K $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%
$503,240
Cap Rate 7%
$359,457
Cap Rate 9%
$279,578
Alternative Uses
Best Use
Apartment 5plus
$359.5K
$314.5K – $419.4K
NOI $25,162 @ 7.0% cap · market cap 9.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$740.7K
$648.1K – $864.2K
NOI $51,849 @ 7.0% cap · market cap 18.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
932
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Income-producing multifamily property with a studio, one-bedroom, and two-bedroom unit mix.
Where is this apartment building located?
The property is located at 311 E Live Oak St Seguin, TX.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Six units with three studios, two one‑bedroom apartments, and one two‑bedroom apartment; 2,824 square feet on a 1939‑built property; Every unit has a private bathroom, stove, and refrigerator
