Mixed-Use Property with Retail
New
For Sale
$650,000
538 W Kingsbury Street, Seguin, TX 78155
CommercialSale, Seguin, TX
Property Size2,004 SF
Lot Size0.75 Acres
Price / SF$324.35
Days on Market2
Property Features for 538 W Kingsbury Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COMM
Subdivision
West End
Lot features
City Lot, Half To One Acre Lot
Elementary school district
Seguin ISD
Middle school district
Seguin ISD
High school district
Seguin ISD
Directions
from hwy 46 and Kingbsury st, continue East .6 of mile, shop and property is located on your left hand side.
Standard status
Active
APN
46436
Size
2,004 SF
Lot size
0.75 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
LOT: 38, 39, 40, 41, 42, 43,44 BLK: ADDN: WEST END
Tax Annual Amount
1957
Legal Description
LOT: 38, 39, 40, 41, 42, 43,44 BLK: ADDN: WEST END
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1964
Floors in Building
1
Flooring type
Laminate
Building materials
HardiplankType, Masonry
Roof type
Mixed
Listing Agency:
San Antonio Elite Realty
(210) 455-8099
Listed By:
Amanda Lopez · License #0734249
(830) 243-1968
Added: Aug 21
Last Checked: Aug 22 at 7:06PM
MLS# 623383
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 includes a retail shop, a two-bedroom, one-bath home of approximately 1,100 square feet, and three vacant lots. The property size is listed at 2,004 square feet, with construction consisting of Hardiplank and masonry materials. Laminate flooring, mixed roofing, public water, and public sewer are also present. The improvements date to 1964.
Located at 538 W Kingsbury Street in Seguin, the property spans approximately 0.75 acres and carries COMM zoning across all lots. An additional access point from the street behind the property is included, providing another route to the site. The vacant lots provide space associated with parking, expansion, or future development as described in the property information.
Located at 538 W Kingsbury Street in Seguin, the property spans approximately 0.75 acres and carries COMM zoning across all lots. An additional access point from the street behind the property is included, providing another route to the site. The vacant lots provide space associated with parking, expansion, or future development as described in the property information.
Key Highlights
- Mixed‑use property with a retail shop and 2‑bedroom, 1‑bath home
- Three vacant lots included within the property
- Approximately 0.75 acres with COMM zoning on 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
Property Profile
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercially zoned property combines a retail shop, residential home, and three vacant lots.
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: Mixed‑use property with a retail shop and 2‑bedroom, 1‑bath home; Three vacant lots included within the property; Approximately 0.75 acres with COMM zoning on all lots
