125 S Bishop St

A 5,249 SF (0.12 acre) infill lot zoned Mixed Use (MU) under the City of San Marcos Land Development Code, located just blocks from downtown San Marcos and Texas State University, home to a record 44,630 students as of fall 2025. The MU district permits small-scale mixed-use buildings with residential units above retail or office space, plus single-family, townhouse, and loft-apartment uses by right. Multifamily uses, including duplex, triplex, and apartment configurations, are allowed within MU but require Planning & Zoning Commission approval of a Conditional Use Permit rather than by-right development; the existing structure's current triplex use may carry legal nonconforming status, which buyers should independently confirm with the City. Property is offered strictly AS-IS with no interior access or showings available, and is best suited for investors or builders comfortable navigating the City's entitlement process. San Marcos has grown from roughly 44,900 residents in 2010 to over 71,500 today, part of the broader Austin-Round Rock-San Marcos MSA, which has grown to nearly 2.5 million residents and remains one of the fastest-growing large metro areas in the country. The lot sits just off a high-visibility corner anchored by the beloved M&M Taco Corner. Buyer to independently verify all zoning, use, CUP requirements, and nonconforming-use status with the City of San Marcos Planning & Development Services Department prior to closing.