Mixed-Use Property with Three
For Sale
$699,000
6348 Fm 1117, Seguin, TX 78155
CommercialSale, Seguin, TX
Property Size4,008 SF
Lot Size2.87 Acres
Price / SF$174.40
Days on Market47
Property Features for 6348 Fm 1117
General Information
Property type
Commercial Sale
Property subtype
Other
Interior features
Storage
Exterior features
Lighting, Storage
Lot features
One To Three Acres, Level, Mature Trees, Outside City Limits
Elementary school district
Seguin ISD
Middle school district
Seguin ISD
High school district
Seguin ISD
Directions
Hwy 90 East to FM 1117 South for 5 miles. Property is on the right.
Standard status
Active
APN
52045
Size
4,008 SF
Lot size
2.87 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
ABS: 9 SUR: JESUS CANTU 2.8710 AC.
Tax Annual Amount
2514
Legal Description
ABS: 9 SUR: JESUS CANTU 2.8710 AC.
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Amenities
covered outdoor gathering areas
mature shade trees
Building Details
Year built
1968
Floors in Building
1
Flooring type
Tile, Concrete
Building materials
Masonry, MetalSiding, Steel, WoodSiding
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Celina Ross Realty, LLC
(830) 743-0522
Listed By:
Celina Ross · License #0471228
(830) 624-2400
Added: Aug 4
Changed: Sep 16
Last Checked: Sep 19 at 3:06PM
MLS# 621553
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 comprises three commercial buildings totaling 4,008 square feet on 2.871 acres. The existing businesses include a general store, feed store, and 1117 Smokehouse & Saloon, with interior storage and a combination of masonry, metal, steel, and wood siding construction. Tile and concrete flooring, central heating and cooling, electric service, a metal roof, and septic service are in place. The property was built in 1968.
Located at 6348 FM 1117 in Seguin, the site has over 530 feet of frontage along FM 1117 in Guadalupe County. On-site features include abundant parking, covered outdoor gathering areas, lighting, mature shade trees, and access to additional land. The seller has indicated a willingness to lease back the restaurant and bar. Shown by appointment only; employees and customers should not be disturbed.
Located at 6348 FM 1117 in Seguin, the site has over 530 feet of frontage along FM 1117 in Guadalupe County. On-site features include abundant parking, covered outdoor gathering areas, lighting, mature shade trees, and access to additional land. The seller has indicated a willingness to lease back the restaurant and bar. Shown by appointment only; employees and customers should not be disturbed.
Key Highlights
- 2.871‑acre mixed‑use commercial property with three buildings
- 4,008 SF across three commercial buildings
- Over 530 feet of frontage along FM 1117
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
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Current Use
Lease Details
Yes
Highway access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three commercial structures combine retail, restaurant, bar, and storage uses on a sizable commercial tract.
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: 2.871‑acre mixed‑use commercial property with three buildings; 4,008 SF across three commercial buildings; Over 530 feet of frontage along FM 1117
