Mixed-Use Property with Retail
New
For Sale
$650,000
538 W Kingsbury Street, Seguin, TX 78155
Commercially zoned lots accompany a retail shop, residential home, and additional rear access for potential site flexibility.
Property Size2,004 SF
Price / SF$324.35
Days on Market2
Property Features for 538 W Kingsbury Street
General Information
Standard status
Active
Size
2,004 SF
Zoning
Commercial
Additional Details
Road Access
Yes
Land Use
commercial, residential
Listing Agency:
San Antonio Elite Realty
(210) 455-8099
Listed By:
Amanda Lopez · License #0734249
(830) 243-1968
Source:
Cornerstone-properties
Added: Sep 15
Last Checked: Sep 15 at 2:28PM
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 San Antonio Elite Realty
Investment Insights
Based on property information with market context.
This mixed-use property at 538 W Kingsbury Street in Seguin includes a retail shop, three vacant lots, and a two-bedroom, one-bath home measuring approximately 1,100 square feet. The combination of commercial and residential improvements creates a varied property configuration, while the open lots provide space for parking, expansion, or future development.
All lots carry commercial zoning, supporting a range of business and development possibilities identified for the site. Additional access is available from the street behind the property, creating another point of entry and potential drive-through configuration. The property is located in Seguin, Texas, with the retail component positioned for a business use and the surrounding lots available for additional site planning.
All lots carry commercial zoning, supporting a range of business and development possibilities identified for the site. Additional access is available from the street behind the property, creating another point of entry and potential drive-through configuration. The property is located in Seguin, Texas, with the retail component positioned for a business use and the surrounding lots available for additional site planning.
Key Highlights
- Retail shop included with three vacant lots
- Two‑bedroom, one‑bath home of approximately 1,100 square feet
- Commercial zoning applies to all lots
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
$26,826
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
4.13%
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%
$536,520
$536.5K
Cap Rate 7%
$383,229
$383.2K
Cap Rate 9%
$298,067
$298.1K
Market Conditions
NOI Build-Up for 2,004 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
$39.9K $19.92/SF
− Vacancy
−$1.6K −$0.80/SF
EGI
$38.3K $19.12/SF
− OpEx
−$11.5K −$5.74/SF
NOI
$26.8K $13.39/SF
Area
Guadalupe County, TX
Vacancy
4.00%
Lease Rate
$19.92 /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%
$536,520
Cap Rate 7%
$383,229
Cap Rate 9%
$298,067
Alternative Uses
Best Use
Retail
$383.2K
$335.3K – $447.1K
NOI $26,826 @ 7.0% cap · market cap 4.13%
Second Best
Mixed Use
$347.8K
$304.4K – $405.8K
NOI $24,349 @ 7.0% cap · market cap 3.75%
Theoretical Best
Office A
$525.6K
$459.9K – $613.2K
NOI $36,793 @ 7.0% cap · market cap 5.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
387
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 Retail in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercially zoned lots accompany a retail shop, residential home, and additional rear access for potential site flexibility.
Where is this mixed-use property located?
The property is located at 538 W Kingsbury Street Seguin, TX.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Retail shop included with three vacant lots; Two‑bedroom, one‑bath home of approximately 1,100 square feet; Commercial zoning applies to all lots
