Mixed-Use Live-Work
512 Valley Street San Marcos, TX 78666
512 Valley Street, San Marcos, TX, 78666
$250,000
For Sale
$250,000
COMMERCIAL - San Marcos, TX
Property Size1,604 SF
Lot Size0.29 Acres
Price / SF$155.86
Days on Market183
Property Features for 512 Valley Street
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Zoning
- Mixed
- Parking features
- Carport
- Standard status
- Active
- APN
- R24687
- Size
- 1,604 SF
- Lot size
- 0.29 Acres
Taxes and HOA fees
- Tax Year
- 2025
- Tax Description
- D S COMBS 21-114 LOT 6 BLK 8 NE 43X125' & D S COMBS PT LOT 7 BLK 8 (0.287) AC
- Tax Annual Amount
- 7486
Utilities
- Sewer type
- Public Sewer
- Cooling system
- Window Unit(s)
- Water source
- Public
Building Details
- Year built
- 1991
- Floors in Building
- 1
- Flooring type
- Linoleum, Tile
- Building materials
- WoodSiding
- Roof type
- Shingle, Composition
Listing Agency
Real Broker, LLC
(855) 450-0442
2626 Cole Ave, Suite 300, Dallas, TX
Listed by
Natalie Butler-Megerson · License #0678374
(512) 557-5549
Added: Jan 16 Checked: Jul 18 at 12:06 pm
MLS# 602120
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 live-work property offers a centrally located home configuration that can also accommodate approved commercial uses. The existing setup is described as a centrally located home with mixed use zoning, with the idea of placing commercial use on the bottom and loft-style apartment space above, depending on what is approved for the site.
The property is located at 512 Valley Street in San Marcos, Texas, near Texas State University and downtown, based on the public remarks. The listing notes the convenience of the area for a variety of business and residential arrangements.
For buyers looking for flexibility, the mixed zoning provides multiple pathways for how the space may be used, including short-term rentals and specific commercial uses such as restaurants, as referenced in the remarks. Whether you want to occupy the residential portion while activating the commercial component, or operate under an approved mixed-use plan, this property is positioned to support a range of live-and-business concepts within the San Marcos market.
The property is located at 512 Valley Street in San Marcos, Texas, near Texas State University and downtown, based on the public remarks. The listing notes the convenience of the area for a variety of business and residential arrangements.
For buyers looking for flexibility, the mixed zoning provides multiple pathways for how the space may be used, including short-term rentals and specific commercial uses such as restaurants, as referenced in the remarks. Whether you want to occupy the residential portion while activating the commercial component, or operate under an approved mixed-use plan, this property is positioned to support a range of live-and-business concepts within the San Marcos market.
Key Highlights
- Mixed Use Zoning: Ideal for business or residential use, offering diverse possibilities.
- Central Location: Close proximity to TX State University and Downtown.
- Investment Potential: Suited for short‑term rentals or commercial ventures.
Local Financial Insights For Mixed Use
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $38.5k | $24.00 |
| − Vacancy | −$3.8k | −$2.40 |
| EGI | $34.6k | $21.60 |
| − OpEx | −$13.0k | −$8.10 |
| NOI | $21.7k | $13.50 |
1,604 SF · lease $24.00/SF/yr · vacancy 10.00% · expense 37.50%
Alternative Uses
Best Use
Office B
$546.4K
$478.1K – $637.5K
NOI $38,248 @ 7.0% cap · market cap 15.30%
Second Best
Specialty Retail
$432.3K
$378.3K – $504.4K
NOI $30,261 @ 7.0% cap · market cap 12.10%
Theoretical Best
Office A
$670.5K
$586.7K – $782.3K
NOI $46,936 @ 7.0% cap · market cap 18.77%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Live-work space
Similar For Sale Nearby
FAQs
What type of property is this?
Live-work space - Mixed-use zoning supports a live-work setup with options including short-term rentals and restaurant use.
Where is this live-work space located?
The property is located at 512 Valley Street San Marcos, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Mixed Use Zoning: Ideal for business or residential use, offering diverse possibilities.; Central Location: Close proximity to TX State University and Downtown.; Investment Potential: Suited for short‑term rentals or commercial ventures.
