Equipped Restaurant with Event
For Sale
$2,200,000
983 N Highway 123, Seguin, TX 78155
Includes private dining rooms, a bar, patio, and commercial kitchen equipment.
Property Size7,960 SF
Lot Size1.49 Acres
Price / SF$276.38
Days on Market33
Property Features for 983 N Highway 123
General Information
Standard status
Active
Size
7,960 SF
Lot size
1.49 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Restaurant
Seating Capacity
300
Patio
Yes
Equipment Included
Yes
Amenities
private dining rooms
private bar area
walk-in freezer
walk-in cooler
Building Details
Year Built
1996
Buildings
1
Listing Agency:
JB Goodwin, REALTORS
(512) 502-7804
Listed By:
Cody Cravens · License #739241
Source:
Sarahildebrandaguilera
Added: Jul 28
Changed: Aug 28
Last Checked: Aug 25 at 5:25AM
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 JB Goodwin, REALTORS
Investment Insights
Based on property information with market context.
Built in 1996, this 7,960-square-foot restaurant property occupies 1.49 acres along the Highway 123 Bypass in Seguin. The facility previously served as a full-service restaurant and event venue, with seating for approximately 300 guests, several private dining rooms, and a dedicated bar area.
The kitchen is furnished with new commercial equipment and includes both a walk-in freezer and walk-in cooler. Additional improvements include an outdoor patio and fully paved parking. The property is directly across from Seguin High School and its football stadium, placing the restaurant along a visible corridor with steady traffic exposure.
The kitchen is furnished with new commercial equipment and includes both a walk-in freezer and walk-in cooler. Additional improvements include an outdoor patio and fully paved parking. The property is directly across from Seguin High School and its football stadium, placing the restaurant along a visible corridor with steady traffic exposure.
Key Highlights
- 7,960‑square‑foot restaurant property on 1.49 acres
- Seating for approximately 300 guests
- New commercial kitchen equipment with walk‑in freezer and cooler
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
$114,166
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
5.19%
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%
$2,283,320
$2.3M
Cap Rate 7%
$1,630,943
$1.6M
Cap Rate 9%
$1,268,511
$1.3M
Market Conditions
NOI Build-Up for 7,960 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
$158.6K $19.92/SF
− Vacancy
−$6.3K −$0.80/SF
EGI
$152.2K $19.12/SF
− OpEx
−$38.1K −$4.78/SF
NOI
$114.2K $14.34/SF
Area
Guadalupe County, TX
Vacancy
4.00%
Lease Rate
$19.92 /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%
$2,283,320
Cap Rate 7%
$1,630,943
Cap Rate 9%
$1,268,511
Alternative Uses
Best Use
Specialty Retail
$1.63M
$1.43M – $1.90M
NOI $114,166 @ 7.0% cap · market cap 5.19%
Second Best
Industrial
$680.6K
$595.5K – $794.0K
NOI $47,641 @ 7.0% cap · market cap 2.17%
Theoretical Best
Office A
$2.09M
$1.83M – $2.44M
NOI $146,146 @ 7.0% cap · market cap 6.64%
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
87
Businesses Nearby
16k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
7,945 visits/mo
0.2 miles
Valero Energy
Shops & Services
7,621 visits/mo
0.2 miles
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 - Includes private dining rooms, a bar, patio, and commercial kitchen equipment.
Where is this conventional restaurant located?
The property is located at 983 N Highway 123 Seguin, TX.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 7,960‑square‑foot restaurant property on 1.49 acres; Seating for approximately 300 guests; New commercial kitchen equipment with walk‑in freezer and cooler
