Downtown Corner Flex
For Sale
$160,000
702 Upton Ave, Schulenburg, TX 78956
COMMERCIAL - Schulenburg, TX
Property Size2,600 SF
Lot Size0.07 Acres
Price / SF$61.54
Days on Market279
Property Features for 702 Upton Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Elementary school district
Schulenburg ISD
Middle school district
Schulenburg ISD
High school district
Schulenburg ISD
Directions
At Hwy 90 and Hwy 77 in Schulenburg, head west on Hwy 90, left on Upton. Drive one block to Anderson and the property is on SE corner of Anderson and S Upton.
Standard status
Active
APN
44746
Size
2,600 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
1303
Utilities
Water source
Public
Building Details
Floors in Building
2
Roof type
Metal
Listing Agency:
Bubela Real Estate
(979) 743-4555
Listed By:
Chip Bubela · License #0566009
Schulenburg (979) 221-6679 Flatonia (361)741-4890
Added: Nov 5, 2025
Changed: Aug 4
Last Checked: Aug 11 at 4:06AM
MLS# 150153
Copyright © 2026 South Central Texas Board of Realtors. 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.
Flex space building on a downtown corner lot, offering an expansive layout that can support retail or office use. The property includes a main front section designed for flexible customer or work-area needs, with an additional back warehouse portion featuring a convenient mezzanine for added storage.
The warehouse side includes a side door intended to support easier loading and unloading. The site is located across from the local police department on Upton Ave in Schulenburg, Texas.
At approximately 2,600 square feet, the building combines front flex space with warehouse functionality for businesses that need both work or customer space and on-site storage.
The warehouse side includes a side door intended to support easier loading and unloading. The site is located across from the local police department on Upton Ave in Schulenburg, Texas.
At approximately 2,600 square feet, the building combines front flex space with warehouse functionality for businesses that need both work or customer space and on-site storage.
Key Highlights
- Corner lot commercial property at 702 Upton Ave in downtown Schulenburg, located across from the local police department
- 2,600 SF building with flexible front space for retail or office use
- Back warehouse portion includes a mezzanine for additional storage
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
$13,301
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
8.31%
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%
$266,020
$266.0K
Cap Rate 7%
$190,014
$190.0K
Cap Rate 9%
$147,789
$147.8K
Market Conditions
NOI Build-Up for 2,600 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
$20.9K $8.04/SF
− Vacancy
−$1.9K −$0.73/SF
EGI
$19.0K $7.31/SF
− OpEx
−$5.7K −$2.19/SF
NOI
$13.3K $5.12/SF
Area
Fayette County, TX
Vacancy
9.10%
Lease Rate
$8.04 /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%
$266,020
Cap Rate 7%
$190,014
Cap Rate 9%
$147,789
Alternative Uses
Best Use
Retail
$503.1K
$440.2K – $587.0K
NOI $35,218 @ 7.0% cap · market cap 22.01%
Second Best
Warehouse
$227.9K
$199.5K – $265.9K
NOI $15,956 @ 7.0% cap · market cap 9.97%
Theoretical Best
Multifamily LT 5
$29.15M
$25.51M – $34.01M
NOI $2,040,489 @ 7.0% cap · market cap 1,275.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
226
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 78956, TX
5,161
Population
2,723
Households
1.9
Avg Household Size
51
Median Age
20%
College-Educated
87%
High-School Grad
169.2 sq mi
ZIP Area
31
Density / Sq Mi
$67,022
Median Household Income
$42,668
Median Earnings
$1,064
Median Rent
$231,200
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 - Versatile flex building with retail/office space plus a back warehouse and mezzanine for added storage.
Where is this flex space located?
The property is located at 702 Upton Ave Schulenburg, TX.
What is the asking price?
The asking price for this property is $160,000.
What are key features of this property?
This property features: Corner lot commercial property at 702 Upton Ave in downtown Schulenburg, located across from the local police department; 2,600 SF building with flexible front space for retail or office use; Back warehouse portion includes a mezzanine for additional storage
