Mixed-Use Property with Industrial
For Sale
$1,300,000
11722 Fischer Road, Von Ormy, TX 78073
CommercialSale, Von Ormy, TX
Property Size11,047 SF
Lot Size0.92 Acres
Price / SF$117.68
Days on Market490
Property Features for 11722 Fischer Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-3
Security features
Security
Interior features
BedroomOnMainLevel
Fireplace
1
Lot features
Quarter To Half Acre Lot
Elementary school district
Southwest ISD
Middle school district
Southwest ISD
High school district
Southwest ISD
Directions
IH-35 S toward W. Houston St, Commerce St 1.2 mi Keep left on IH-10 E toward Laredo, Lower Level 1.4 mi Continue onto IH-35 S toward Laredo 9.4 mi Take exit 144 toward Fischer Rd 900 ft Turn left onto Fischer Rd 0.4 mi Turn left 200 ft Arrive at the destination 11722 Fischer Road Von Ormy, TX 78073
Standard status
Active
APN
04301-000-0411
Size
11,047 SF
Lot size
0.92 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
CB 4301 P-41A ABS 6
Tax Annual Amount
5509
Legal Description
CB 4301 P-41A ABS 6
Utilities
Sewer type
Public Sewer
Heating system
Fireplace(s)
Water source
Public
Building Details
Year built
1974
Floors in Building
1
Flooring type
Concrete
Building materials
MetalFrame, MetalSiding
Roof type
Composition, Shingle, Metal
Listing Agency:
LPT REALTY LLC
(877) 366-2213
Listed By:
Cheryl Ruiz · License #0729404
(210) 273-9168
Added: Apr 28, 2025
Changed: Aug 20
Last Checked: Aug 30 at 11:06AM
MLS# 577990
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 mixed-use property includes an 8,160 SF industrial building with metal-frame construction, metal siding, concrete flooring, and a composition, shingle, and metal roof. A separate 1,987 SF residence provides three bedrooms and one bathroom. The improvements sit on 0.923 acres with level topography and C-3 zoning.
The site fronts Fischer Road and is approximately 700 feet from I-35, with access to Loop 410. Public water and public sewer serve the property. Its configuration includes commercial and residential improvements within the same tract, supporting a range of redevelopment or continued-use considerations permitted by the applicable zoning.
The site fronts Fischer Road and is approximately 700 feet from I-35, with access to Loop 410. Public water and public sewer serve the property. Its configuration includes commercial and residential improvements within the same tract, supporting a range of redevelopment or continued-use considerations permitted by the applicable zoning.
Key Highlights
- 0.923‑acre mixed‑use tract with C‑3 zoning
- 8,160 SF industrial building with metal‑frame construction and concrete flooring
- Separate 1,987 SF home with three bedrooms and one bathroom
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
$109,365
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
8.41%
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%
$2,187,300
$2.2M
Cap Rate 7%
$1,562,357
$1.6M
Cap Rate 9%
$1,215,167
$1.2M
Market Conditions
NOI Build-Up for 11,047 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
$198.8K $18.00/SF
− Vacancy
−$23.9K −$2.16/SF
EGI
$175.0K $15.84/SF
− OpEx
−$65.6K −$5.94/SF
NOI
$109.4K $9.90/SF
Area
Bexar County, TX
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$2,187,300
Cap Rate 7%
$1,562,357
Cap Rate 9%
$1,215,167
Alternative Uses
Best Use
Mixed Use
$1.56M
$1.37M – $1.82M
NOI $109,365 @ 7.0% cap · market cap 8.41%
Second Best
Warehouse
$1.10M
$958.7K – $1.28M
NOI $76,692 @ 7.0% cap · market cap 5.90%
Theoretical Best
Office A
$2.99M
$2.62M – $3.49M
NOI $209,295 @ 7.0% cap · market cap 16.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Explore this area
Business Placement
Demographics for 78073, TX
9,550
Population
3,020
Households
3.2
Avg Household Size
35
Median Age
12%
College-Educated
73%
High-School Grad
53.4 sq mi
ZIP Area
179
Density / Sq Mi
$65,342
Median Household Income
$34,802
Median Earnings
$1,031
Median Rent
$139,600
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Mixed-use property - C-3-zoned site combines an industrial structure with a separate residence and public water and sewer service.
Where is this mixed-use property located?
The property is located at 11722 Fischer Road Von Ormy, TX.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 0.923‑acre mixed‑use tract with C‑3 zoning; 8,160 SF industrial building with metal‑frame construction and concrete flooring; Separate 1,987 SF home with three bedrooms and one bathroom
