Highway-Frontage Mixed-Use
For Sale
$1,550,000
4159 S HWY 6, Clifton, TX 76634
CommercialSale, Clifton, TX
Property Size16,000 SF
Lot Size15.00 Acres
Price / SF$96.88
Days on Market79
Property Features for 4159 S HWY 6
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
R
Parking features
Carport, Driveway
Subdivision
NEWTON, SR
Lot features
Acreage
Directions
Located off HWY 6 - currently is occupied as a church
Standard status
Active
APN
R07108
Size
16,000 SF
Lot size
15.00 Acres
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air, Multi Units
Building Details
Year built
1965
Floors in Building
1
Number of units
6
Flooring type
Tile, Vinyl, Concrete
Building materials
MetalSiding
Roof type
Metal
Listing Agency:
Texas Luxury and Land
(254) 749-2175
Listed By:
Haley Holden · License #0641896
(254) 978-2596
Added: Jul 12
Changed: Sep 17
Last Checked: Sep 28 at 12:06PM
MLS# 21291433
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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 mixed-use commercial property combines a substantial main facility with supporting improvements across approximately 15 acres. The primary building offers over 12,500 square feet under roof, including an auditorium, multiple restrooms, a commercial kitchen, restaurant dining area, and a secure cashier’s cage with glass partitions and transaction windows. The property also includes a 2,400-square-foot insulated workshop with double roll-up doors, a detached office with an adjoining workshop area, and an 1,800-square-foot covered equipment barn.
Highway 6 provides approximately 750 feet of frontage, with two separate entrances serving the site. A 60-foot loading dock accommodates truck access, while two water meters, septic service, metal roofing, central heating, and multi-unit central air support the improvements. Construction dates to 1965, and the building features tile, concrete, and vinyl flooring. An existing billboard lease opportunity is also associated with the property.
Highway 6 provides approximately 750 feet of frontage, with two separate entrances serving the site. A 60-foot loading dock accommodates truck access, while two water meters, septic service, metal roofing, central heating, and multi-unit central air support the improvements. Construction dates to 1965, and the building features tile, concrete, and vinyl flooring. An existing billboard lease opportunity is also associated with the property.
Key Highlights
- Approximately 15 acres with approximately 750 feet of HWY 6 frontage
- Main building contains over 12,500 square feet under roof
- 2,400‑square‑foot insulated workshop with double rollup 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
Specialty Retail
$3.07M
$2.69M – $3.58M
NOI $215,028 @ 7.0% cap · market cap 13.87%
Second Best
Mixed Use
$2.92M
$2.56M – $3.41M
NOI $204,750 @ 7.0% cap · market cap 13.21%
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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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
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
Check the figures for this property
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 facility with restaurant, auditorium, workshop, office, and logistics improvements across an expansive highway-fronting site.
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 approximately 750 feet of HWY 6 frontage; Main building contains over 12,500 square feet under roof; 2,400‑square‑foot insulated workshop with double rollup doors
