Land with Long Road
For Sale
$1,200,000
12860 Rendon Road, Burleson, TX 76028
Land, Burleson, TX
Property Size2,638 SF
Lot Size5.70 Acres
Price / SF$454.89
Days on Market149
Property Features for 12860 Rendon Road
General Information
Property type
Land
Property subtype
Other
Zoning description
County, no zoning
Subdivision
RENDON, JOAQUIN SURVEY ABSTRACT 1263 TRACT 37A & 3
Lot features
Acreage
Elementary school
Tarverrend
Middle school
Linda Jobe
High school
Legacy
Elementary school district
Mansfield ISD
Middle school district
Mansfield ISD
High school district
Mansfield ISD
Directions
1187 TO RENDON RD, GO TOWARDS RETTA BAPTIST AND PROPERTY IS ON YOUR RIGHT HAND SIDE BEFORE BURLESN RETTA RD.
Standard status
Active
APN
04112334
Lot size
5.70 Acres
Taxes and HOA fees
Tax Description
RENDON, JOAQUIN SURVEY ABSTRACT 1263 TRACT 37
Tax Annual Amount
5335
Legal Description
RENDON, JOAQUIN SURVEY ABSTRACT 1263 TRACT 37
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Electric
Building Details
Year built
1971
Architectural style
Other
Listing Agency:
One West Real Estate Co. LLC
(682) 422-3814
Listed By:
Angela Hornburg · License #0620365
(682) 422-3812
Added: Apr 13
Changed: Sep 6
Last Checked: Sep 8 at 4:06AM
MLS# 20684035
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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 5.7-acre land parcel includes a single-family home with 3 bedrooms and 2 baths totaling 2,638 SF, which will require a total renovation and systems overhaul to support continued or new use. The property also features a stock tank approximately 12–15 feet deep and a 4-bay blocked auto-mechanic garage. Each garage bay measures 30 feet by 50 feet, providing substantial covered space for storage, light automotive uses, or other operational needs.
The site has 427 feet of road frontage on Rendon Rd, creating prominent access and visibility for a range of business-oriented concepts. The sellers indicate the stock tank has been used for 100-yard rifle and pistol range practice, and it could potentially be stocked and utilized as a fishing pond. A survey is not currently available, so buyers should plan accordingly.
With its combination of usable improvements and significant outdoor area, the property could fit a business park, storage or warehouse operations, or an RV or tiny home park concept. For owner-users, it may also support a “live-and-operate” plan given the existing home and garage; however, the dwelling is positioned as a renovation project rather than a turn-key structure. Showings are by appointment only, and the property should not be walked unaccompanied.
The site has 427 feet of road frontage on Rendon Rd, creating prominent access and visibility for a range of business-oriented concepts. The sellers indicate the stock tank has been used for 100-yard rifle and pistol range practice, and it could potentially be stocked and utilized as a fishing pond. A survey is not currently available, so buyers should plan accordingly.
With its combination of usable improvements and significant outdoor area, the property could fit a business park, storage or warehouse operations, or an RV or tiny home park concept. For owner-users, it may also support a “live-and-operate” plan given the existing home and garage; however, the dwelling is positioned as a renovation project rather than a turn-key structure. Showings are by appointment only, and the property should not be walked unaccompanied.
Key Highlights
- 427' of road frontage on Rendon Rd.
- 1971 home: 3‑bed, 2‑bath SFH with 2,638 SF (needs total renovation and systems overhaul).
- 4‑bay blocked auto‑mechanic garage with each bay measuring 30' x 50'.
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
$43,787
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
3.65%
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%
$875,740
$875.7K
Cap Rate 7%
$625,529
$625.5K
Cap Rate 9%
$486,522
$486.5K
Market Conditions
NOI Build-Up for 2,638 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
$65.8K $24.96/SF
− Vacancy
−$3.3K −$1.25/SF
EGI
$62.6K $23.71/SF
− OpEx
−$18.8K −$7.11/SF
NOI
$43.8K $16.60/SF
Area
Johnson County, TX
Vacancy
5.00%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
30.00%
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%
$875,740
Cap Rate 7%
$625,529
Cap Rate 9%
$486,522
Alternative Uses
Best Use
Apartment 5plus
$27.42M
$23.99M – $31.99M
NOI $1,919,541 @ 7.0% cap · market cap 159.96%
Second Best
Retail
$625.5K
$547.3K – $729.8K
NOI $43,787 @ 7.0% cap · market cap 3.65%
Theoretical Best
Multifamily LT 5
$31.62M
$27.67M – $36.89M
NOI $2,213,455 @ 7.0% cap · market cap 184.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Service bays
Location Intelligence
Trade Area within ½ mile
56
Businesses Nearby
Explore this area
Business Placement
Demographics for 76028, TX
74,023
Population
27,928
Households
2.7
Avg Household Size
38
Median Age
31%
College-Educated
92%
High-School Grad
77.5 sq mi
ZIP Area
955
Density / Sq Mi
$100,125
Median Household Income
$53,464
Median Earnings
$1,691
Median Rent
$294,500
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - 5.7-acre property offers 427' of frontage, plus an on-site home and a 4-bay auto garage for flexible development.
Where is this commercial land located?
The property is located at 12860 Rendon Road Burleson, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 427' of road frontage on Rendon Rd.; 1971 home: 3‑bed, 2‑bath SFH with 2,638 SF (needs total renovation and systems overhaul).; 4‑bay blocked auto‑mechanic garage with each bay measuring 30' x 50'.
