Owner-users take note: this 3,500± SF commercial property offers a rare opportunity to operate your business and live on-site in one highly visible Highway 80 location in Hawkins, TX. With approximately 10,000 vehicles per day and an attached studio apartment, the property is designed to reduce overhead while maximizing visibility and operational efficiency. Previously operated as a successful coffee shop, the building features approximately 1,200 SF of indoor retail and dining space, complemented by a 960 SF fully covered outdoor lounge area ideal for customer seating, events, or expanded service offerings. A 540 SF receiving/garage space with an 8’ x 8’ dock-high overhead door provides efficient delivery access and operational convenience. A key differentiator is the attached 800 SF furnished studio apartment, offering flexibility for owner-occupants to live on-site, qualify for a homestead exemption, or repurpose the space as a private office, conference room, or income-producing area. The property is located directly on Highway 80 (E Front Street) and includes a pylon sign for strong branding and roadside visibility. The site allows for future parking improvements, enhancing customer access and long-term functionality. This versatile property is well-suited for a variety of owner-operated uses, including: *Coffee shop or café *Restaurant or specialty food concept *Professional office with live-work capability *Creative studio or showroom *Boutique retail with storage and delivery access *Event or gathering venue Hawkins continues to experience steady, measured growth, making this an ideal opportunity to establish a business, build long-term equity, and benefit from early-market positioning. Bring your business vision and schedule a private tour to explore the possibilities this property offers.