Mixed-Use Property with
For Sale
$699,900
5037 N State Highway 123, Seguin, TX 78155
CommercialSale, Seguin, TX
Property Size2,368 SF
Lot Size2.44 Acres
Price / SF$295.57
Days on Market231
Property Features for 5037 N State Highway 123
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
comm
Parking features
Carport, Garage
Lot features
One To Three Acres, City Lot, Sprinklers Automatic, Sprinklers Partial
High school
Navarro High School
Elementary school district
Navarro ISD
Middle school district
Navarro ISD
High school district
Navarro ISD
Directions
HWY 123 NORTH. EAST SIDE OF HWY 123. JUST BEFORE THE NEW NAVARRO HIGH SCHOOL.
Standard status
Active
APN
52732
Size
2,368 SF
Lot size
2.44 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ABS: 10 SUR: M CHERINO 2.4390 AC.
Tax Annual Amount
9041
Legal Description
ABS: 10 SUR: M CHERINO 2.4390 AC.
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Private, Well
Amenities
gated access
covered area
screened porch
swimming pool
oversized carport
2 car garage
Building Details
Year built
1984
Floors in Building
1
Flooring type
Laminate, Tile
Building materials
Brick, HardiplankType, Stucco
Roof type
Composition, Shingle
Listing Agency:
Anders Pierce Realty, LLC
(830) 214-6002
Listed By:
Heath Anders · License #0498440
(830) 534-8811
Added: Feb 9
Changed: Sep 13
Last Checked: Sep 28 at 8:06PM
MLS# 604016
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 mixed-use property at 5037 N State Highway 123 includes a 2,368-square-foot, 3-bedroom, 2.5-bath home on 2.439 acres, along with a separate 1-bedroom, 1-bath efficiency apartment. The residence features an island kitchen with breakfast bar, built-in microwave, and stainless appliances, plus a second living area with a wet bar and wine refrigerator. Additional improvements include a screened porch, swimming pool, oversized carport, two-car garage, and a 22 x 54 covered entertaining area.
The front half of the tract is zoned for commercial use, creating a combined residential and business setting. The property is on the north side of Seguin near Navarro High School, with access to IH10, Hwy 46, and IH35. Water service includes a private well for the home and irrigation, while cooperative water is available; the property uses a septic tank.
The front half of the tract is zoned for commercial use, creating a combined residential and business setting. The property is on the north side of Seguin near Navarro High School, with access to IH10, Hwy 46, and IH35. Water service includes a private well for the home and irrigation, while cooperative water is available; the property uses a septic tank.
Key Highlights
- 2.439‑acre tract with a 2,368‑square‑foot, 3‑bedroom, 2.5‑bath residence
- Front half of the property is zoned for commercial use
- Separate 1‑bedroom, 1‑bath efficiency apartment
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
$32,273
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
4.61%
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%
$645,460
$645.5K
Cap Rate 7%
$461,043
$461.0K
Cap Rate 9%
$358,589
$358.6K
Market Conditions
NOI Build-Up for 2,368 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
$52.3K $22.08/SF
− Vacancy
−$9.3K −$3.91/SF
EGI
$43.0K $18.17/SF
− OpEx
−$10.8K −$4.54/SF
NOI
$32.3K $13.63/SF
Area
Guadalupe County, TX
Vacancy
17.70%
Lease Rate
$22.08 /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%
$645,460
Cap Rate 7%
$461,043
Cap Rate 9%
$358,589
Alternative Uses
Best Use
Office B
$461.0K
$403.4K – $537.9K
NOI $32,273 @ 7.0% cap · market cap 4.61%
Second Best
Mixed Use
$411.0K
$359.6K – $479.5K
NOI $28,771 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$621.1K
$543.5K – $724.6K
NOI $43,476 @ 7.0% cap · market cap 6.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 78155, TX
51,772
Population
21,791
Households
2.4
Avg Household Size
40
Median Age
22%
College-Educated
85%
High-School Grad
355.5 sq mi
ZIP Area
146
Density / Sq Mi
$71,367
Median Household Income
$38,985
Median Earnings
$1,149
Median Rent
$246,000
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 Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Live-work property with commercial zoning across the front portion and a separate efficiency apartment.
Where is this mixed-use property located?
The property is located at 5037 N State Highway 123 Seguin, TX.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: 2.439‑acre tract with a 2,368‑square‑foot, 3‑bedroom, 2.5‑bath residence; Front half of the property is zoned for commercial use; Separate 1‑bedroom, 1‑bath efficiency apartment
