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    Historic Highway Frontage Retail Block Title is generated by Realmo AI

    408 S Broad Street, Saint Jo, TX 76265

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    Full-block property with three historic buildings and three-side highway frontage at a major intersection.

    Type:Retail, Office, Business for Sale
    Property size:
    1,349 SF
    Price / SF:
    $333/SF
    Added:
    Jun 2, 2026
    Days on Market:
    5
    Last Refresh:
    Jun 6 at 3:07 am

    Property Features for 408 S Broad Street

    General Information

    Standard status
    Active
    Size
    1,349 SF
    Property subtype
    Retail, Office, Business for Sale

    Building Details

    Year Built
    1920

    We can help!

    Listing Contact
    Dave Salisbury
    Dave Salisbury

    Listing agent Dave Salisbury License #TX 0498568

    Listing office The Real Estate Station

    Listing date Jun 2, 2026

    Source Crexi

    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 The Real Estate Station

    HighLights

    • Full‑block property at the intersection of US Highway 82 and FM 2382 in Saint Jo
    • Road frontage on three sides with two established entrances directly off US Highway 82
    • Three historic buildings on site for adaptive reuse as retail, dining, office, or other uses
    • Adjacent to Saint Jo Schools and neighboring a busy Dairy Queen
    • Year built: 1920
    • Site layout supports concepts such as drive‑thru, restaurant, retail center, or redevelopment

    Overview

    This full-block commercial property in Saint Jo features three historic buildings and flexible site configuration for retail, dining, office, or adaptive reuse. The property includes two established entrances directly off US Highway 82, with the possibility of additional side street access. Its highway frontage and existing structures support a variety of concepts, including drive-through restaurant use, boutique retail, professional office space, or redevelopment into a destination-style business.

    The site sits at the intersection of US Highway 82 and FM 2382, with road frontage on three sides. The location provides direct accessibility from the primary roadway and ongoing exposure to travelers passing through the Red River Valley region. The property is also positioned adjacent to Saint Jo Schools and near a Dairy Queen, supporting visibility to daily local activity.

    For operators seeking strong access and storefront-ready opportunities, the combination of multiple historic buildings and multiple entrance points can accommodate both single or multi-tenant strategies, or a unified redevelopment plan. Whether you are planning a restaurant concept with drive-through capability, professional offices, or retail use, the property’s frontage, ingress/egress, and flexible layout are practical considerations for bringing a business to market in a small-town commercial setting.
    Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Real Estate Agency Restaurant Building Supply Spa & Massage Center Hair Salon Auto Repair Shop Hotel & Motel Gym & Fitness Center Skin Care Clinic Department Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Saint Jo
    County
    Montague
    State
    Texas
    Longitude
    -97.525517
    Latitude
    33.697941

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    FAQs

    What type of property is this?
    Retail space - Full-block property with three historic buildings and three-side highway frontage at a major intersection.
    Where is this retail space located?
    The property is located at 408 S Broad Street Saint Jo, TX.
    What is the asking price?
    The asking price for this property is $450,000.
    What are key features of this property?
    This property features: Full‑block property at the intersection of US Highway 82 and FM 2382 in Saint Jo; Road frontage on three sides with two established entrances directly off US Highway 82; Three historic buildings on site for adaptive reuse as retail, dining, office, or other uses
    (940) 464-1111 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Dave Salisbury
    Dave Salisbury
    Real Estate License ID: TX 0498568
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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