Bar Property with Vendor
For Sale
$555,000
4004 Fm 78, McQueeney, TX 78123
CommercialSale, McQueeney, TX
Property Size2,864 SF
Lot Size0.72 Acres
Price / SF$193.78
Days on Market259
Property Features for 4004 Fm 78
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Louis Koepsel
Lot features
City Lot, Quarter To Half Acre Lot
Elementary school district
Seguin ISD
Middle school district
Seguin ISD
High school district
Seguin ISD
Directions
coming from New Braunfels, travel down FM725/ Seguin Ave towards Seguin, Tx At intersection of FM 78, turn right at the light Property .10 to the right hand side.
Standard status
Active
APN
29182
Size
2,864 SF
Lot size
0.72 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT: 32, 33, 34 BLK: ADDN: LOUIS KOEPSEL
Tax Annual Amount
2182
Legal Description
LOT: 32, 33, 34 BLK: ADDN: LOUIS KOEPSEL
Utilities
Sewer type
Public Sewer, Septic Tank
Heating system
Electric (Heating)
Cooling system
Electric
Water source
Public
Amenities
indoor/outdoor restroom
Building Details
Year built
2000
Floors in Building
1
Flooring type
Paintedstained, Concrete
Building materials
HardiplankType, MetalSiding
Roof type
Metal
Listing Agency:
San Antonio Elite Realty
(210) 455-8099
Listed By:
Amanda Lopez · License #0734249
(830) 243-1968
Added: Dec 7, 2025
Changed: Aug 20
Last Checked: Aug 23 at 3:06PM
MLS# 599477
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.
Investment Insights
Based on property information with market context.
This bar-oriented commercial property occupies 0.7174 acres and includes 2,864 square feet of improvements built in 2000. The site features a bar setting, an on-site taco truck, fireworks sales, and a separate pad area for an additional vendor. Recent improvements added indoor and outdoor restrooms. Hardiplank-type and metal siding, a metal roof, painted or stained concrete flooring, electric heating, electric cooling, and public water service are included among the property’s physical features.
The property is located at 4004 FM 78 in McQueeney, Texas, at the intersection of FM 725 and FM 78. Its Guadalupe County location places the site along the stated Seguin-to-San Antonio travel corridor. The existing configuration combines customer-facing bar space with outdoor vendor and event-related uses already described for the property.
The property is located at 4004 FM 78 in McQueeney, Texas, at the intersection of FM 725 and FM 78. Its Guadalupe County location places the site along the stated Seguin-to-San Antonio travel corridor. The existing configuration combines customer-facing bar space with outdoor vendor and event-related uses already described for the property.
Key Highlights
- 0.7174‑acre property with 2,864 square feet of improvements
- Bar venue with on‑site taco truck and fireworks sales
- Additional pad site available for a vendor
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
$41,077
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
7.40%
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%
$821,540
$821.5K
Cap Rate 7%
$586,814
$586.8K
Cap Rate 9%
$456,411
$456.4K
Market Conditions
NOI Build-Up for 2,864 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
$57.1K $19.92/SF
− Vacancy
−$2.3K −$0.80/SF
EGI
$54.8K $19.12/SF
− OpEx
−$13.7K −$4.78/SF
NOI
$41.1K $14.34/SF
Area
Guadalupe County, TX
Vacancy
4.00%
Lease Rate
$19.92 /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%
$821,540
Cap Rate 7%
$586,814
Cap Rate 9%
$456,411
Alternative Uses
Best Use
Specialty Retail
$586.8K
$513.5K – $684.6K
NOI $41,077 @ 7.0% cap · market cap 7.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$751.2K
$657.3K – $876.4K
NOI $52,583 @ 7.0% cap · market cap 9.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
7k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
7,343 visits/mo
0.1 miles
Demographics for 78123, TX
2,291
Population
1,225
Households
1.9
Avg Household Size
48
Median Age
23%
College-Educated
92%
High-School Grad
3.7 sq mi
ZIP Area
619
Density / Sq Mi
$95,700
Median Household Income
$41,325
Median Earnings
$238,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Boot Scootin — 4004 Farm-To-Market Rd 78, McQueeney, TX 78123
- Lake Breeze Ski Lodge Inc — 225 Ski Lodge Rd, McQueeney, TX 78123
Frequently Asked Questions
What type of property is this?
Bar & Pub - Indoor and outdoor restroom upgrades complement a bar venue with an on-site taco truck and additional vendor pad.
Where is this bar & pub located?
The property is located at 4004 Fm 78 McQueeney, TX.
What is the asking price?
The asking price for this property is $555,000.
What are key features of this property?
This property features: 0.7174‑acre property with 2,864 square feet of improvements; Bar venue with on‑site taco truck and fireworks sales; Additional pad site available for a vendor
