Restaurant with Event
New
For Sale
$3,250,000
735 E Interstate 10, Seguin, TX 78155
CommercialSale, Seguin, TX
Property Size23,800 SF
Lot Size3.30 Acres
Price / SF$136.55
Days on Market3
Property Features for 735 E Interstate 10
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
comm
Parking features
Driveway
Exterior features
Lighting
Lot features
Three To Five Acres, City Lot, Level
Elementary school district
Seguin ISD
Middle school district
Seguin ISD
High school district
Seguin ISD
Directions
ALONG INTERSTATE 10. SOUTH SIDE OF IH 10. BEWEEN AUSTIN ST. AND HWY 123.
Standard status
Active
APN
51534
Size
23,800 SF
Lot size
3.30 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
ABS: 6 SUR: H BRANCH 3.3000 AC.
Tax Annual Amount
21785
Legal Description
ABS: 6 SUR: H BRANCH 3.3000 AC.
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Window Unit(s), Central Air
Water source
Public
Building Details
Year built
1976
Floors in Building
1
Flooring type
Tile, Concrete, Parquet Wood
Building materials
Brick, MetalSiding
Roof type
Metal
Listing Agency:
Anders Pierce Realty, LLC
(830) 214-6002
Listed By:
Heath Anders · License #0498440
(830) 534-8811
Added: Aug 26
Last Checked: Aug 28 at 6:06AM
MLS# 623440
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 23,800-square-foot restaurant property occupies 3.3 acres along Interstate 10 in Seguin. The building currently accommodates a Monday-through-Friday lunch restaurant along with an event and dance hall. Food-service improvements include a commercial kitchen, two walk-in coolers, and one walk-in freezer. The property also has four downstairs restrooms and an additional restroom serving an upstairs office.
Approximately 1.5 acres are dedicated to parking, with a fenced secure area behind the building. Access is provided by three entrances from the IH 10 frontage road, between State Highway 123 and North Austin Street. HVAC service includes five mini-split units, five central units, and two window wall units. Brick and metal siding, tile, concrete, and parquet wood are among the building materials and finishes. Kitchen equipment and other non-realty items may be negotiated with the sale.
Approximately 1.5 acres are dedicated to parking, with a fenced secure area behind the building. Access is provided by three entrances from the IH 10 frontage road, between State Highway 123 and North Austin Street. HVAC service includes five mini-split units, five central units, and two window wall units. Brick and metal siding, tile, concrete, and parquet wood are among the building materials and finishes. Kitchen equipment and other non-realty items may be negotiated with the sale.
Key Highlights
- 23,800‑square‑foot building on 3.3 acres along Interstate 10
- Approximately 1.5 acres of parking plus a fenced secure area behind the building
- Three entrances from the IH10 frontage road
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
$142,443
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
4.38%
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%
$2,848,860
$2.8M
Cap Rate 7%
$2,034,900
$2.0M
Cap Rate 9%
$1,582,700
$1.6M
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
$214.2K $9.00/SF
− Vacancy
−$10.7K −$0.45/SF
EGI
$203.5K $8.55/SF
− OpEx
−$61.0K −$2.56/SF
NOI
$142.4K $5.98/SF
Area
Guadalupe County, TX
Vacancy
5.00%
Lease Rate
$9.00 /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%
$2,848,860
Cap Rate 7%
$2,034,900
Cap Rate 9%
$1,582,700
Alternative Uses
Best Use
Specialty Retail
$4.88M
$4.27M – $5.69M
NOI $341,349 @ 7.0% cap · market cap 10.50%
Second Best
Industrial
$2.03M
$1.78M – $2.37M
NOI $142,443 @ 7.0% cap · market cap 4.38%
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
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
186
Businesses Nearby
Balanced
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Commercial kitchen, walk-in cold storage, and substantial parking support food-service operations.
Where is this conventional restaurant 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 along Interstate 10; Approximately 1.5 acres of parking plus a fenced secure area behind the building; Three entrances from the IH10 frontage road
