New
For Sale
$250,000
3912 Hickory Forrest Drive lot 119, Seguin, TX 78155
Land, Seguin, TX
Property Size1,622 SF
Lot Size6.68 Acres
Price / SF$154.13
Days on Market2
Property Features for 3912 Hickory Forrest Drive lot 119
General Information
Property type
Land
Property subtype
Other
Zoning description
Residential
Fencing
Fenced
Subdivision
Hickory Forrest
Lot features
Five To Ten Acres, Horse Property, Level, Mature Trees, Outside City Limits, Open Lot, Acreage
Elementary school district
Seguin ISD
Middle school district
Seguin ISD
High school district
Seguin ISD
Directions
Hwy 123 to Seguin; Left at Hwy 90 Alternate W; Right on FM 1117; Right on Oak Tree; Left at Hickory Forrest; Property on the right; Look for Central Texas Trinity Sign.
Standard status
Active
APN
26835
Size
1,622 SF
Lot size
6.68 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
HICKORY FORREST LOT 119 6.6800AC MH=TEX0030406/407
Tax Annual Amount
3420
Legal Description
HICKORY FORREST LOT 119 6.6800AC MH=TEX0030406/407
Utilities
Sewer type
Septic Tank
Water source
Private
Listing Agency:
Central Texas Trinity Realty
(512) 644-3962
Listed By:
Lucy Gamez · License #0476776
(512) 353-1776
Added: Sep 1
Last Checked: Sep 2 at 7:06AM
MLS# 624211
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.
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
$14,452
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
5.78%
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%
$289,040
$289.0K
Cap Rate 7%
$206,457
$206.5K
Cap Rate 9%
$160,578
$160.6K
Market Conditions
NOI Build-Up for 1,622 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
$29.2K $18.00/SF
− Vacancy
−$2.9K −$1.80/SF
EGI
$26.3K $16.20/SF
− OpEx
−$11.8K −$7.29/SF
NOI
$14.5K $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%
$289,040
Cap Rate 7%
$206,457
Cap Rate 9%
$160,578
Alternative Uses
Best Use
Apartment 5plus
$206.5K
$180.7K – $240.9K
NOI $14,452 @ 7.0% cap · market cap 5.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$425.4K
$372.3K – $496.3K
NOI $29,780 @ 7.0% cap · market cap 11.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4
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
Where is this residential land & home lot located?
The property is located at 3912 Hickory Forrest Drive lot 119 Seguin, TX.
What is the asking price?
The asking price for this property is $250,000.
