Mid-Century Mixed-Use
For Sale
$495,000
834 N 3rd Street, Abilene, TX 79601
Two-story commercial property with storefront glazing, signage placement, and adaptable space for office, retail, studio, or residential use.
Property Size3,931 SF
Price / SF$126.92
Days on Market110
Property Features for 834 N 3rd Street
General Information
Standard status
Active
Size
3,931 SF
Property subtype
Commercial
Zoning
CM
Building Details
Building Size
3,931 SF
Year Built
1948
Buildings
1
Stories
2
Units
2
Listing Agency:
Ekdahl Real Estate STAMFORD
(325) 266-2555
Listed By:
Erica Pangburn
(325) 266-2555
Source:
Signaturere
Added: May 15
Changed: Aug 31
Last Checked: Aug 31 at 5:10PM
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 Ekdahl Real Estate STAMFORD
Investment Insights
Based on property information with market context.
Built in 1948, this two-story commercial property at 834 N 3rd Street features a mid-century facade, large storefront windows, prominent signage placement, and interior space adaptable to multiple uses. The property is zoned CM and may accommodate live-work, creative office, boutique retail, studio, professional services, residential conversion, or other mixed-use concepts described for the building.
The property is located in downtown Abilene's historic urban core, near established businesses, restaurants, hotels, convention space, downtown employers, and entertainment. Walkable surroundings, street parking, nearby public parking, alley access, and available off-street parking add practical flexibility for occupants and operations. Additional storage space is also available as an add-on opportunity.
The property is located in downtown Abilene's historic urban core, near established businesses, restaurants, hotels, convention space, downtown employers, and entertainment. Walkable surroundings, street parking, nearby public parking, alley access, and available off-street parking add practical flexibility for occupants and operations. Additional storage space is also available as an add-on opportunity.
Key Highlights
- 834 N 3rd Street in downtown Abilene's historic urban core
- Built in 1948 with a distinctive mid‑century facade
- Two‑story building with large storefront windows and signage placement
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
$43,261
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
8.74%
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%
$865,220
$865.2K
Cap Rate 7%
$618,014
$618.0K
Cap Rate 9%
$480,678
$480.7K
Market Conditions
NOI Build-Up for 3,900 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
$67.9K $17.40/SF
− Vacancy
−$10.2K −$2.61/SF
EGI
$57.7K $14.79/SF
− OpEx
−$14.4K −$3.70/SF
NOI
$43.3K $11.09/SF
Area
Abilene, TX
Vacancy
15.00%
Lease Rate
$17.40 /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%
$865,220
Cap Rate 7%
$618,014
Cap Rate 9%
$480,678
Alternative Uses
Best Use
Office B
$618.0K
$540.8K – $721.0K
NOI $43,261 @ 7.0% cap · market cap 8.74%
Second Best
Mixed Use
$570.4K
$499.1K – $665.4K
NOI $39,926 @ 7.0% cap · market cap 8.07%
Theoretical Best
Office A
$870.7K
$761.9K – $1.02M
NOI $60,952 @ 7.0% cap · market cap 12.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,569
Businesses Nearby
Explore this area
Business Placement
Demographics for 79601, TX
26,515
Population
9,422
Households
2.8
Avg Household Size
32
Median Age
21%
College-Educated
84%
High-School Grad
263.0 sq mi
ZIP Area
101
Density / Sq Mi
$54,515
Median Household Income
$24,704
Median Earnings
$988
Median Rent
$182,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-story commercial property with storefront glazing, signage placement, and adaptable space for office, retail, studio, or residential use.
Where is this mixed-use property located?
The property is located at 834 N 3rd Street Abilene, TX.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 834 N 3rd Street in downtown Abilene's historic urban core; Built in 1948 with a distinctive mid‑century facade; Two‑story building with large storefront windows and signage placement
