Spring Branch Land with
For Sale
$165,000
10140 Rebecca Creek Road lot 5, Spring Branch, TX 78070
Land, Spring Branch, TX
Property Size1,256 SF
Lot Size0.97 Acres
Price / SF$131.37
Days on Market738
Property Features for 10140 Rebecca Creek Road lot 5
General Information
Property type
Land
Property subtype
Other
Zoning description
RES
Subdivision
Rebecca Creek Park 2
Lot features
Mature Trees, Outside City Limits, Half To One Acre Lot, Acreage
Elementary school district
Comal ISD
Middle school district
Comal ISD
High school district
Comal ISD
Directions
281N TURN RIGHT ON REBECCA CREEK RD FOLLOW RD TILL PROPERTY IS ON THE LEFT
Standard status
Active
APN
46980
Size
1,256 SF
Lot size
0.97 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
REBECCA CREEK PARK SECOND FILING, BLOCK 25, LOT 5
Tax Annual Amount
2501
Legal Description
REBECCA CREEK PARK SECOND FILING, BLOCK 25, LOT 5
Utilities
Sewer type
Public Sewer
Listing Agency:
D Lee Edwards Realty, Inc
(830) 620-7653
Listed By:
Robert Hinson · License #0656768
(210) 602-8268
Added: Aug 29, 2024
Changed: Aug 20
Last Checked: Sep 5 at 10:06AM
MLS# 555188
Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This property consists of a large lot with mature oak trees. It offers convenient access to Highway 281 and is located near a golf course and a community park. The existing house on the property is considered to have no value, and therefore entry is not permitted. The lot size is 0.9692 acres.
Key Highlights
- Large Lot provides ample space for your dream home.
- Large Oak Trees offer shade and natural beauty.
- Close Proximity to Golf Course for the golf enthusiast.
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
$11,191
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
6.78%
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%
$223,820
$223.8K
Cap Rate 7%
$159,871
$159.9K
Cap Rate 9%
$124,344
$124.3K
Market Conditions
NOI Build-Up for 1,256 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
$22.6K $18.00/SF
− Vacancy
−$2.3K −$1.80/SF
EGI
$20.3K $16.20/SF
− OpEx
−$9.2K −$7.29/SF
NOI
$11.2K $8.91/SF
Area
Comal County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$223,820
Cap Rate 7%
$159,871
Cap Rate 9%
$124,344
Alternative Uses
Best Use
Apartment 5plus
$159.9K
$139.9K – $186.5K
NOI $11,191 @ 7.0% cap · market cap 6.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$320.4K
$280.3K – $373.8K
NOI $22,427 @ 7.0% cap · market cap 13.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Explore this area
Business Placement
Demographics for 78070, TX
20,618
Population
8,034
Households
2.6
Avg Household Size
47
Median Age
41%
College-Educated
95%
High-School Grad
133.3 sq mi
ZIP Area
155
Density / Sq Mi
$115,076
Median Household Income
$53,255
Median Earnings
$1,274
Median Rent
$469,500
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential land & home lot - Large lot near golf course with easy highway access.
Where is this residential land & home lot located?
The property is located at 10140 Rebecca Creek Road lot 5 Spring Branch, TX.
What is the asking price?
The asking price for this property is $165,000.
What are key features of this property?
This property features: Large Lot provides ample space for your dream home.; Large Oak Trees offer shade and natural beauty.; Close Proximity to Golf Course for the golf enthusiast.
