Improved Land with Pool and
For Sale
$789,000
736 Capote Oaks Drive, Seguin, TX 78155
Improved acreage featuring a 3-bedroom home rebuilt in 2024, an in-ground pool, and a large shop with a dedicated office.
Property Size2,379 SF
Price / SF$331.65
Days on Market130
Property Features for 736 Capote Oaks Drive
General Information
Standard status
Active
Size
2,379 SF
Property subtype
Farm Ranch / Farm/Ranch
Taxes and HOA fees
Annual Taxes
$5,330
Amenities
16.0, 21.0
12.0, 13.0
12.0, 12.0
17.0, 21.0
10.0, 14.0
9.0, 11.0
3
Additional Structures, Barn, Detached Quarters, Storage Building, Exterior Lighting, Pool/Deck, Cabana, Fenced, Cross Fenced, Outbuildings, Tractor Shed, Workshop
2
Mud Room
2.0
County, Paved
Cash, Conventional, VA
Building Details
Year Built
1996
Listing Agency:
South Texas Realty, LLC
(830) 305-1094
Listed By:
Cara Deharde · License #0585511
(830) 305-1094
Source:
Compass
Added: Apr 1
Changed: Aug 8
Last Checked: Apr 4 at 8:33PM
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 South Texas Realty, LLC
Investment Insights
Based on property information with market context.
Set on approximately 10 acres at 736 Capote Oaks Drive in Seguin, TX, this improved property combines a renovated residence with outdoor and work-oriented improvements. The home is configured with 3 bedrooms and 2 full baths, and it was fully rebuilt inside in 2024 following a fire.
Outside, the property includes an in-ground pool with fountains and a separate pool house/guest quarters that can support additional space for visitors or extended use. There is also a large shop with a dedicated office, providing practical room for a home business, hobbies, or storage.
The property is surrounded by mature trees and offers a more private country setting with room to spread out, while already featuring the major improvements described above.
Outside, the property includes an in-ground pool with fountains and a separate pool house/guest quarters that can support additional space for visitors or extended use. There is also a large shop with a dedicated office, providing practical room for a home business, hobbies, or storage.
The property is surrounded by mature trees and offers a more private country setting with room to spread out, while already featuring the major improvements described above.
Key Highlights
- Approximately 10 acres in Capote Oaks Estates with a 3‑bedroom, 2 full‑bath home rebuilt inside in 2024
- In‑ground pool with fountains, plus pool deck/cabana for outdoor entertaining
- Separate pool house/guest quarters for flexible use as guest space or potential rental income
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
$25,051
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
3.18%
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%
$501,020
$501.0K
Cap Rate 7%
$357,871
$357.9K
Cap Rate 9%
$278,344
$278.3K
Market Conditions
NOI Build-Up for 2,379 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
$42.8K $18.00/SF
− Vacancy
−$4.3K −$1.80/SF
EGI
$38.5K $16.20/SF
− OpEx
−$13.5K −$5.67/SF
NOI
$25.1K $10.53/SF
Area
Guadalupe County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$501,020
Cap Rate 7%
$357,871
Cap Rate 9%
$278,344
Alternative Uses
Best Use
Flex RnD
$357.9K
$313.1K – $417.5K
NOI $25,051 @ 7.0% cap · market cap 3.18%
Second Best
Industrial
$203.4K
$178.0K – $237.3K
NOI $14,238 @ 7.0% cap · market cap 1.80%
Theoretical Best
Office A
$624.0K
$546.0K – $728.0K
NOI $43,678 @ 7.0% cap · market cap 5.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
10
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - Improved acreage featuring a 3-bedroom home rebuilt in 2024, an in-ground pool, and a large shop with a dedicated office.
Where is this residential land & home lot located?
The property is located at 736 Capote Oaks Drive Seguin, TX.
What is the asking price?
The asking price for this property is $789,000.
What are key features of this property?
This property features: Approximately 10 acres in Capote Oaks Estates with a 3‑bedroom, 2 full‑bath home rebuilt inside in 2024; In‑ground pool with fountains, plus pool deck/cabana for outdoor entertaining; Separate pool house/guest quarters for flexible use as guest space or potential rental income
