Mixed-Use Property with Rental
For Sale
$790,000
521 & 525 W Hutchison Street, San Marcos, TX 78666
CommercialSale, San Marcos, TX
Property Size5,295 SF
Lot Size0.41 Acres
Price / SF$149.20
Days on Market302
Property Features for 521 & 525 W Hutchison Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
MU
Subdivision
Lindsey & Harvey Add
Lot features
City Lot, Quarter To Half Acre Lot
Elementary school
Crockett Elementary
Middle school
Doris Miller Middle School
High school
San Marcos High School
Elementary school district
San Marcos Cisd
Middle school district
San Marcos Cisd
High school district
San Marcos Cisd
Directions
From I35, exit 202, head west on Wonderworld, right on Hopkins/Hunter, left on Blanco, right on Hutchison, property is on the right.
Standard status
Active
APN
R134268
Size
5,295 SF
Lot size
0.41 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LINDSEY & HARVEY ADDN, BLOCK 3, LOT PT 14, ACRES 0.182 -and- LINDSEY & HARVEY 12-41 N PT LOT 13 BLK 3 GEO#90205317
Tax Annual Amount
9204
Legal Description
LINDSEY & HARVEY ADDN, BLOCK 3, LOT PT 14, ACRES 0.182 -and- LINDSEY & HARVEY 12-41 N PT LOT 13 BLK 3 GEO#90205317
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2010
Floors in Building
1
Flooring type
Tile, Carpet, Wood
Building materials
Stucco, WoodSiding
Roof type
Metal
Listing Agency:
Monica & Company Real Estate
(512) 667-9129
Listed By:
Michael Nolen · License #0621420
(254) 931-0102
Added: Oct 24, 2025
Changed: Aug 20
Last Checked: Aug 21 at 7:06PM
MLS# 596308
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 offering brings together adjoining properties at 521 and 525 W Hutchison Street, totaling 5,295 square feet on 0.411 acres. The commercial component provides adaptable office or retail space with street exposure, parking, and flexible interior arrangements. The neighboring multifamily property contains two rental units, including a 3-bedroom, 2-bath unit and a 5-bedroom, 3-bath unit. The larger residence includes two refrigerators and two washer/dryer sets.
The properties are zoned MU and were built in 2010. Public water and sewer serve the site, with central heating and cooling, tile, wood, and carpet flooring, stucco and wood siding, and a metal roof. The location is within walking distance of Texas State University and the Historic Downtown Square in San Marcos.
The properties are zoned MU and were built in 2010. Public water and sewer serve the site, with central heating and cooling, tile, wood, and carpet flooring, stucco and wood siding, and a metal roof. The location is within walking distance of Texas State University and the Historic Downtown Square in San Marcos.
Key Highlights
- 5,295‑square‑foot mixed‑use offering on 0.411 acres
- Two adjoining properties at 521 and 525 W Hutchison Street
- MU zoning supports the mixed‑use property classification
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
$71,483
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
9.05%
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%
$1,429,660
$1.4M
Cap Rate 7%
$1,021,186
$1.0M
Cap Rate 9%
$794,256
$794.3K
Market Conditions
NOI Build-Up for 5,295 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
$127.1K $24.00/SF
− Vacancy
−$12.7K −$2.40/SF
EGI
$114.4K $21.60/SF
− OpEx
−$42.9K −$8.10/SF
NOI
$71.5K $13.50/SF
Area
Hays County, TX
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,429,660
Cap Rate 7%
$1,021,186
Cap Rate 9%
$794,256
Alternative Uses
Best Use
Office B
$1.80M
$1.58M – $2.10M
NOI $126,262 @ 7.0% cap · market cap 15.98%
Second Best
Retail
$1.33M
$1.17M – $1.55M
NOI $93,236 @ 7.0% cap · market cap 11.80%
Theoretical Best
Office A
$2.21M
$1.94M – $2.58M
NOI $154,941 @ 7.0% cap · market cap 19.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,654
Businesses Nearby
Explore this area
Business Placement
Demographics for 78666, TX
86,584
Population
36,354
Households
2.4
Avg Household Size
27
Median Age
35%
College-Educated
89%
High-School Grad
192.4 sq mi
ZIP Area
450
Density / Sq Mi
$55,478
Median Household Income
$25,890
Median Earnings
$1,294
Median Rent
$271,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Adjoining commercial and multifamily improvements combine office or retail space with two residential units.
Where is this mixed-use property located?
The property is located at 521 & 525 W Hutchison Street San Marcos, TX.
What is the asking price?
The asking price for this property is $790,000.
What are key features of this property?
This property features: 5,295‑square‑foot mixed‑use offering on 0.411 acres; Two adjoining properties at 521 and 525 W Hutchison Street; MU zoning supports the mixed‑use property classification
