High-Power Flex
For Sale
$975,000
5440 S Highway 123 Bypass, Seguin, TX 78155
Fenced, highway-facing facility with loading ramps and on-site parking.
Property Size12,600 SF
Price / SF$77.38
Days on Market41
Property Features for 5440 S Highway 123 Bypass
General Information
Standard status
Active
Size
12,600 SF
Property subtype
CommercialSale
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Heavy Power
Yes
Listing Agency:
Windle Real Estate, LLC
(915) 203-6361
Listed By:
Wayne Windle · License #0411504
(915) 203-6361
Source:
Cornerstone-properties
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 28 at 12:59PM
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 Windle Real Estate, LLC
Investment Insights
Based on property information with market context.
This flex space property contains approximately 12,600 square feet of functional commercial space at 5440 S Highway 123 Bypass in Seguin. The building is equipped with high power capacity and multi-level ramps that support loading and access across the facility.
The property has direct exposure to Highway 123 Bypass, a fully fenced lot, and abundant on-site parking. Its configuration combines adaptable interior space with practical site improvements for business and industrial operations.
The property has direct exposure to Highway 123 Bypass, a fully fenced lot, and abundant on-site parking. Its configuration combines adaptable interior space with practical site improvements for business and industrial operations.
Key Highlights
- Approximately 12,600 square feet of commercial space
- Direct exposure to Highway 123 Bypass
- High power capacity
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
$75,411
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
7.73%
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%
$1,508,220
$1.5M
Cap Rate 7%
$1,077,300
$1.1M
Cap Rate 9%
$837,900
$837.9K
Market Conditions
NOI Build-Up for 12,600 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
$113.4K $9.00/SF
− Vacancy
−$5.7K −$0.45/SF
EGI
$107.7K $8.55/SF
− OpEx
−$32.3K −$2.56/SF
NOI
$75.4K $5.98/SF
Area
Guadalupe County, TX
Vacancy
5.00%
Lease Rate
$9.00 /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%
$1,508,220
Cap Rate 7%
$1,077,300
Cap Rate 9%
$837,900
Alternative Uses
Best Use
Flex RnD
$1.90M
$1.66M – $2.21M
NOI $132,678 @ 7.0% cap · market cap 13.61%
Second Best
Industrial
$1.08M
$942.6K – $1.26M
NOI $75,411 @ 7.0% cap · market cap 7.73%
Theoretical Best
Office A
$3.30M
$2.89M – $3.86M
NOI $231,336 @ 7.0% cap · market cap 23.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Fenced, highway-facing facility with loading ramps and on-site parking.
Where is this flex space located?
The property is located at 5440 S Highway 123 Bypass Seguin, TX.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Approximately 12,600 square feet of commercial space; Direct exposure to Highway 123 Bypass; High power capacity
