Energy-Efficient Office
For Sale
$129,900
414 N Avenue F, Clifton, TX 76634
Compact commercial building with flexible interior space, kitchenette, bathroom, porch, and ready-to-use fiberoptic wiring.
Property Size600 SF
Price / SF$216.50
Days on Market22
Property Features for 414 N Avenue F
General Information
Standard status
Active
Size
600 SF
Additional Details
Highway Access
Yes
Building Details
Year Built
2024
Buildings
1
Building Size
600 SF
Listing Agency:
Marilyn Massey, Broker
(254) 855-6304
Listed By:
Marilyn Massey · License #0606129
Source:
Yourdavisteam
Added: Aug 9
Changed: Aug 29
Last Checked: Aug 25 at 5:52AM
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 Marilyn Massey, Broker
Investment Insights
Based on property information with market context.
This 600-square-foot office unit was built in 2024 with a flexible interior arrangement. The floor plan combines a generous open area with a bathroom and kitchenette, allowing the space to function as an office or be configured for other uses described in the property information. A wraparound porch, luxury vinyl plank flooring, LED lighting, low-E double-pane windows, split AC, and a metal roof are among the building features.
The property occupies a corner lot at 414 N Avenue F in Clifton, Texas, one block from Hwy 6. Commercial zoning with a zero build line is in place. The site includes parking on three sides, a 6-by-8-foot storage unit, 200 Amp underground electrical service, fiberoptic wiring, and internet-ready infrastructure. Mature pecan trees surround the building, while the lot provides room for additional structures such as a carport, shop, or greenhouse, subject to applicable requirements.
The property occupies a corner lot at 414 N Avenue F in Clifton, Texas, one block from Hwy 6. Commercial zoning with a zero build line is in place. The site includes parking on three sides, a 6-by-8-foot storage unit, 200 Amp underground electrical service, fiberoptic wiring, and internet-ready infrastructure. Mature pecan trees surround the building, while the lot provides room for additional structures such as a carport, shop, or greenhouse, subject to applicable requirements.
Key Highlights
- 600 SF office unit built in 2024
- Commercial zoning with zero build line
- Open layout with bathroom and kitchenette
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
$8,342
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
6.42%
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%
$166,840
$166.8K
Cap Rate 7%
$119,171
$119.2K
Cap Rate 9%
$92,689
$92.7K
Market Conditions
NOI Build-Up for 600 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
$13.3K $22.20/SF
− Vacancy
−$2.2K −$3.66/SF
EGI
$11.1K $18.54/SF
− OpEx
−$2.8K −$4.63/SF
NOI
$8.3K $13.90/SF
Area
Bosque County, TX
Vacancy
16.50%
Lease Rate
$22.20 /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%
$166,840
Cap Rate 7%
$119,171
Cap Rate 9%
$92,689
Alternative Uses
Best Use
Office B
$119.2K
$104.3K – $139.0K
NOI $8,342 @ 7.0% cap · market cap 6.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$158.3K
$138.5K – $184.7K
NOI $11,081 @ 7.0% cap · market cap 8.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
418
Businesses Nearby
Explore this area
Business Placement
Demographics for 76634, TX
7,313
Population
3,660
Households
2
Avg Household Size
52
Median Age
29%
College-Educated
87%
High-School Grad
284.0 sq mi
ZIP Area
26
Density / Sq Mi
$72,654
Median Household Income
$41,075
Median Earnings
$920
Median Rent
$190,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Compact commercial building with flexible interior space, kitchenette, bathroom, porch, and ready-to-use fiberoptic wiring.
Where is this office units located?
The property is located at 414 N Avenue F Clifton, TX.
What is the asking price?
The asking price for this property is $129,900.
What are key features of this property?
This property features: 600 SF office unit built in 2024; Commercial zoning with zero build line; Open layout with bathroom and kitchenette
