Mixed-Use Property with Retail and
For Sale
$2,795,000
612 High, Comfort, TX 78013
Includes about 700 sq ft of retail plus two 1,700 sq ft condominiums and additional unfinished climate-controlled space.
Property Size7,031 SF
Price / SF$397.53
Days on Market50
Property Features for 612 High
General Information
Standard status
Active
Size
7,031 SF
Total Parking Spaces
12
Property subtype
Commercial
Building Details
Year Built
1907
Stories
2
Listing Agency:
Keller Williams Boerne
(210) 509-4911
Listed By:
Kathy Budde (kbudde@kw.com)
Source:
Sanantoniosfinestrealty
Added: Jul 18
Changed: Aug 26
Last Checked: Sep 5 at 4:51AM
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 Keller Williams Boerne
Investment Insights
Based on property information with market context.
This mixed-use property offers multiple revenue and use options, anchored by approximately 700 sq ft of retail space with frontage and visibility. The rear portion includes two spacious 1,700 sq ft condominiums, and each condominium has a basement area.
An additional 2,600 sq ft of unfinished climate-controlled space is available, providing a flexible area for storage, studio use, expansion, or other customized commercial applications. The property also features a solar panel system, covered parking for tenants and customers, and an on-site pickleball court.
Located on High Street in Comfort, the setup supports a live/work or multi-income approach while maintaining a clear separation between the retail component and the residential units.
An additional 2,600 sq ft of unfinished climate-controlled space is available, providing a flexible area for storage, studio use, expansion, or other customized commercial applications. The property also features a solar panel system, covered parking for tenants and customers, and an on-site pickleball court.
Located on High Street in Comfort, the setup supports a live/work or multi-income approach while maintaining a clear separation between the retail component and the residential units.
Key Highlights
- 1907‑built mixed‑use property with about 700 SF retail space plus two 1,700 SF condominiums
- Additional 2,600 SF unfinished climate‑controlled space for expansion, storage, or customization
- Retail area described as having excellent frontage and visibility on High Street in Comfort
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
$94,119
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
3.37%
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%
$1,882,380
$1.9M
Cap Rate 7%
$1,344,557
$1.3M
Cap Rate 9%
$1,045,767
$1.0M
Market Conditions
NOI Build-Up for 7,031 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
$140.1K $19.92/SF
− Vacancy
−$5.6K −$0.80/SF
EGI
$134.5K $19.12/SF
− OpEx
−$40.3K −$5.74/SF
NOI
$94.1K $13.39/SF
Area
Kendall 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%
$1,882,380
Cap Rate 7%
$1,344,557
Cap Rate 9%
$1,045,767
Alternative Uses
Best Use
Retail
$1.34M
$1.18M – $1.57M
NOI $94,119 @ 7.0% cap · market cap 3.37%
Second Best
Mixed Use
$1.33M
$1.16M – $1.55M
NOI $92,809 @ 7.0% cap · market cap 3.32%
Theoretical Best
Office A
$1.84M
$1.61M – $2.15M
NOI $129,089 @ 7.0% cap · market cap 4.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
364
Businesses Nearby
Explore this area
Business Placement
Demographics for 78013, TX
5,868
Population
2,571
Households
2.3
Avg Household Size
49
Median Age
34%
College-Educated
92%
High-School Grad
226.3 sq mi
ZIP Area
26
Density / Sq Mi
$79,770
Median Household Income
$45,151
Median Earnings
$960
Median Rent
$396,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes about 700 sq ft of retail plus two 1,700 sq ft condominiums and additional unfinished climate-controlled space.
Where is this mixed-use property located?
The property is located at 612 High Comfort, TX.
What is the asking price?
The asking price for this property is $2,795,000.
What are key features of this property?
This property features: 1907‑built mixed‑use property with about 700 SF retail space plus two 1,700 SF condominiums; Additional 2,600 SF unfinished climate‑controlled space for expansion, storage, or customization; Retail area described as having excellent frontage and visibility on High Street in Comfort
