Mixed-Use Property with Commercial
New
For Sale
$3,250,000
735 E Interstate 10, Seguin, TX 78155
Building supports restaurant and event uses with a commercial kitchen, substantial parking, and secured outdoor storage area.
Property Size23,800 SF
Lot Size3.30 Acres
Price / SF$136.55
Days on Market2
Property Features for 735 E Interstate 10
General Information
Standard status
Active
Size
23,800 SF
Lot size
3.30 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Buildings
1
Listing Agency:
Anders Pierce Realty, LLC
(830) 214-6002
Listed By:
Heath Anders · License #0498440
(830) 534-8811
Source:
Cornerstone-properties
Added: Sep 15
Last Checked: Sep 15 at 2:29PM
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 Anders Pierce Realty, LLC
Investment Insights
Based on property information with market context.
This 23,800-square-foot mixed-use building on 3.3 acres currently accommodates an event and dance hall along with a Monday-through-Friday lunch restaurant. The property includes a commercial kitchen, two walk-in coolers, one walk-in freezer, four downstairs restrooms, and an additional restroom serving the upstairs office. Climate control is provided by five mini-split units, five central units, and two window-wall units.
Approximately 1.5 acres are used for parking, while a fenced and secured area is located behind the building. The site has three entrances from the IH 10 frontage road and sits along Interstate 10 between State Hwy 123 and North Austin St. Kitchen equipment and other non-realty items may be negotiated with the sale.
Approximately 1.5 acres are used for parking, while a fenced and secured area is located behind the building. The site has three entrances from the IH 10 frontage road and sits along Interstate 10 between State Hwy 123 and North Austin St. Kitchen equipment and other non-realty items may be negotiated with the sale.
Key Highlights
- 23,800‑square‑foot building on 3.3 acres
- Current event and dance hall plus Monday‑to‑Friday lunch restaurant use
- Commercial kitchen with 2 walk‑in coolers and 1 walk‑in freezer
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
$289,170
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
8.90%
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%
$5,783,400
$5.8M
Cap Rate 7%
$4,131,000
$4.1M
Cap Rate 9%
$3,213,000
$3.2M
Market Conditions
NOI Build-Up for 23,800 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
$514.1K $21.60/SF
− Vacancy
−$51.4K −$2.16/SF
EGI
$462.7K $19.44/SF
− OpEx
−$173.5K −$7.29/SF
NOI
$289.2K $12.15/SF
Area
Guadalupe County, TX
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$5,783,400
Cap Rate 7%
$4,131,000
Cap Rate 9%
$3,213,000
Alternative Uses
Best Use
Specialty Retail
$4.88M
$4.27M – $5.69M
NOI $341,349 @ 7.0% cap · market cap 10.50%
Second Best
Mixed Use
$4.13M
$3.61M – $4.82M
NOI $289,170 @ 7.0% cap · market cap 8.90%
Theoretical Best
Office A
$6.24M
$5.46M – $7.28M
NOI $436,968 @ 7.0% cap · market cap 13.45%
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
186
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 - Building supports restaurant and event uses with a commercial kitchen, substantial parking, and secured outdoor storage area.
Where is this mixed-use property located?
The property is located at 735 E Interstate 10 Seguin, TX.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: 23,800‑square‑foot building on 3.3 acres; Current event and dance hall plus Monday‑to‑Friday lunch restaurant use; Commercial kitchen with 2 walk‑in coolers and 1 walk‑in freezer
