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    FM 78 Commercial Opportunity Title is generated by Realmo AI

    505 FM78, Cibolo, TX 78108

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    Historic property with high visibility and multiple access points.

    Type:Mixed Use, Retail
    Property size:
    2,438 SF
    Price / SF:
    $655/SF
    Added:
    Feb 15, 2026
    Days on Market:
    88
    Last Refresh:
    Mar 17 at 1:16 pm

    Property Features for 505 FM78

    General Information

    Standard status
    Active
    Size
    2,438 SF
    Property subtype
    Mixed Use, Retail

    We can help!

    Listing Contact
    Mitzi Delgado
    Mitzi Delgado

    Listing agent Mitzi Delgado License #581234

    Listing office The Delgado Realty Group Brokers by Exp

    Listing date Feb 15, 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 Delgado Realty Group Brokers by Exp

    HighLights

    • Prime location on FM 78 with high visibility and accessibility.
    • Multiple access and exit points for smooth traffic flow.
    • Dual historic buildings offering diversified revenue streams.
    • Authentic historic character and architectural charm.
    • Strong logistical advantage: customers avoid crossing railroad tracks.
    • Flexible commercial potential for various business concepts.

    Overview

    This commercial property on FM 78 presents a rare opportunity, combining location strength, historical charm, accessibility, and commercial potential. Positioned on the West Bound Side of FM 78, the property benefits from logistical advantages, including customer access without crossing railroad tracks. Multiple access and exit points facilitate traffic flow and support higher customer capacity, accommodating drive-through concepts, delivery logistics, event traffic, or peak-hour volume. The main building, originally a convenience store and later an ice house, offers architectural charm and branding potential. An additional historic building behind the main structure expands usable space, creating opportunities for diversified revenue streams and business models such as a restaurant with a private event venue, a retail storefront with artisan studios, a coffee shop with live music space, a brewery, wine bar, or tasting room, professional offices with a creative annex, or a boutique market. The dual-building layout supports expansion, adaptive reuse, and destination-style experiences. The property, with a size of 2438 square feet, is located in Cibolo, Texas.
    Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Cibolo
    County
    Guadalupe
    State
    Texas
    Longitude
    -98.2317174
    Latitude
    29.5587161

    Nearby Similar for Sale

    • Contact for pricing
      4,835 SF

      Cibolo Restaurant Opportunity For Sale

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      169 Buffalo Place, Cibolo, TX 78108
      View Details
    • Contact for pricing
      5,000 SF

      Historic Cibolo Building For Sale

      5,000 SF historic building ideal for restaurant, venue, or retail.
      105 Loop 539 W, Cibolo, TX
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - Historic property with high visibility and multiple access points.
    Where is this mixed-use property located?
    The property is located at 505 FM78 Cibolo, TX.
    What is the asking price?
    The asking price for this property is $1,599,000.
    What are key features of this property?
    This property features: Prime location on FM 78 with high visibility and accessibility.; Multiple access and exit points for smooth traffic flow.; Dual historic buildings offering diversified revenue streams.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Mitzi Delgado
    Mitzi Delgado
    Real Estate License ID: 581234
    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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