Highway-Front Mixed-Use
New
For Sale
$1,550,000
4159 S Hwy 6, Clifton, TX 76634
Versatile commercial improvements include assembly, food-service, office, workshop, and logistics-oriented facilities.
Property Size16,000 SF
Lot Size15.00 Acres
Price / SF$96.88
Days on Market5
Property Features for 4159 S Hwy 6
General Information
Standard status
Active
Size
16,000 SF
Lot size
15.00 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
auditorium
multiple restroom facilities
secure cashier's cage
fully equipped commercial kitchen
spacious restaurant dining area
Building Details
Year Built
1965
Listing Agency:
Texas Luxury and Land
Listed By:
Haley Holden · License #0641896
(254) 749-2175
Source:
Minteerteam
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 13 at 1:39PM
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 Texas Luxury and Land
Investment Insights
Based on property information with market context.
Set on approximately 15 acres, this mixed-use property combines a primary facility with multiple supporting improvements. The main building contains more than 12,500 square feet under roof, including an auditorium, multiple restrooms, a commercial kitchen, restaurant dining space, and a secured cashier area with glass partitions and transaction windows. A 2,400-square-foot insulated workshop with double roll-up doors, detached office building with an adjoining workshop, and an 1,800-square-foot covered equipment barn expand the site's functional range. The property was built in 1965 and includes two water meters.
Highway 6 provides approximately 750 feet of frontage and two separate entrances. A 60-foot loading dock is configured for truck access. Building improvements include insulation and HVAC systems, while an existing billboard lease opportunity is also present. The combination of assembly, food-service, office, workshop, storage, and loading features supports a broad range of commercial and institutional applications.
Highway 6 provides approximately 750 feet of frontage and two separate entrances. A 60-foot loading dock is configured for truck access. Building improvements include insulation and HVAC systems, while an existing billboard lease opportunity is also present. The combination of assembly, food-service, office, workshop, storage, and loading features supports a broad range of commercial and institutional applications.
Key Highlights
- Approximately 15 acres with more than 12,500 SF in the main building
- Main facility includes auditorium, commercial kitchen, dining area, restrooms, and secured cashier's cage
- 2,400‑square‑foot insulated workshop with double roll‑up doors
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
$141,422
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
9.12%
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%
$2,828,440
$2.8M
Cap Rate 7%
$2,020,314
$2.0M
Cap Rate 9%
$1,571,356
$1.6M
Market Conditions
NOI Build-Up for 16,000 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
$220.8K $13.80/SF
− Vacancy
−$18.8K −$1.17/SF
EGI
$202.0K $12.63/SF
− OpEx
−$60.6K −$3.79/SF
NOI
$141.4K $8.84/SF
Area
Bosque County, TX
Vacancy
8.50%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
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%
$2,828,440
Cap Rate 7%
$2,020,314
Cap Rate 9%
$1,571,356
Alternative Uses
Best Use
Mixed Use
$2.92M
$2.56M – $3.41M
NOI $204,750 @ 7.0% cap · market cap 13.21%
Second Best
Warehouse
$2.26M
$1.98M – $2.64M
NOI $158,508 @ 7.0% cap · market cap 10.23%
Theoretical Best
Office A
$4.22M
$3.69M – $4.92M
NOI $295,488 @ 7.0% cap · market cap 19.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
7
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Versatile commercial improvements include assembly, food-service, office, workshop, and logistics-oriented facilities.
Where is this mixed-use property located?
The property is located at 4159 S Hwy 6 Clifton, TX.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: Approximately 15 acres with more than 12,500 SF in the main building; Main facility includes auditorium, commercial kitchen, dining area, restrooms, and secured cashier's cage; 2,400‑square‑foot insulated workshop with double roll‑up doors
