Mixed-Use Property with Three
New
For Sale
$699,000
6348 Fm 1117, Seguin, TX 78155
Established retail, food-service, and bar uses occupy a visible FM 1117 commercial setting.
Property Size4,008 SF
Lot Size2.87 Acres
Price / SF$174.40
Days on Market5
Property Features for 6348 Fm 1117
General Information
Standard status
Active
Size
4,008 SF
Lot size
2.87 Acres
Additional Details
Road Access
Yes
Amenities
covered outdoor gathering areas
mature shade trees
Building Details
Year Built
1968
Buildings
3
Listing Agency:
Celina Ross Realty, LLC
(830) 743-0522
Listed By:
Celina Ross · License #0471228
Source:
Drialtor
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 29 at 7:15PM
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 Celina Ross Realty, LLC
Investment Insights
Based on property information with market context.
This mixed-use commercial property includes three buildings on approximately 2.87 acres. Existing operations include a general store, feed store, and the 1117 Smokehouse & Saloon. The improvements date to 1968 and are supported by covered outdoor gathering areas, mature shade trees, and abundant parking.
The property fronts FM 1117 in Guadalupe County, with over 530 feet of frontage and access to 6348 FM 1117, Seguin, TX 78155. The restaurant and bar may be leased back by the seller, creating a potential occupancy arrangement for a new owner. The site also offers room for additional commercial development, subject to buyer verification.
The property fronts FM 1117 in Guadalupe County, with over 530 feet of frontage and access to 6348 FM 1117, Seguin, TX 78155. The restaurant and bar may be leased back by the seller, creating a potential occupancy arrangement for a new owner. The site also offers room for additional commercial development, subject to buyer verification.
Key Highlights
- Approximately 2.87 acres with over 530 feet of frontage along FM 1117
- Three commercial buildings with a general store, feed store, and 1117 Smokehouse & Saloon
- Restaurant and bar leaseback may be available from the seller
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
$57,484
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
8.22%
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%
$1,149,680
$1.1M
Cap Rate 7%
$821,200
$821.2K
Cap Rate 9%
$638,711
$638.7K
Market Conditions
NOI Build-Up for 4,008 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
$79.8K $19.92/SF
− Vacancy
−$3.2K −$0.80/SF
EGI
$76.6K $19.12/SF
− OpEx
−$19.2K −$4.78/SF
NOI
$57.5K $14.34/SF
Area
Guadalupe County, TX
Vacancy
4.00%
Lease Rate
$19.92 /SF/Yr
Expense Ratio
25.00%
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%
$1,149,680
Cap Rate 7%
$821,200
Cap Rate 9%
$638,711
Alternative Uses
Best Use
Specialty Retail
$821.2K
$718.6K – $958.1K
NOI $57,484 @ 7.0% cap · market cap 8.22%
Second Best
Retail
$766.5K
$670.7K – $894.2K
NOI $53,652 @ 7.0% cap · market cap 7.68%
Theoretical Best
Office A
$1.05M
$919.8K – $1.23M
NOI $73,587 @ 7.0% cap · market cap 10.53%
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
11
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 - Established retail, food-service, and bar uses occupy a visible FM 1117 commercial setting.
Where is this mixed-use property located?
The property is located at 6348 Fm 1117 Seguin, TX.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Approximately 2.87 acres with over 530 feet of frontage along FM 1117; Three commercial buildings with a general store, feed store, and 1117 Smokehouse & Saloon; Restaurant and bar leaseback may be available from the seller
