Prime Commercial Land in
For Sale
$375,000
131 W Lower Crabapple Rd, Fredericksburg, TX 78624
COMMERCIAL - Fredericksburg, TX
Property Size1,300 SF
Lot Size0.54 Acres
Price / SF$288.46
Days on Market93
Property Features for 131 W Lower Crabapple Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1
Elementary school district
Fredericksburg
Middle school district
Fredericksburg
High school district
Fredericksburg
Standard status
Active
Lot size
0.54 Acres
Taxes and HOA fees
Tax Annual Amount
732
Listing Agency:
Texas Ranches For Sale
(830) 249-9339
Listed By:
Griffin Kott · License #0667939
(830) 889-5759
Added: May 8
Changed: Aug 4
Last Checked: Aug 8 at 8:06AM
MLS# 104435
Copyright © 2026 Central Hill Country Board of Realtors. 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 0.544 acre commercial property is located in Fredericksburg, approximately 1.2 miles north of Main Street, along Crabapple Road. The lot features approximately 100 feet of road frontage and is situated across from Fredericksburg Elementary School. The property has C-1 commercial zoning and is mostly level with several large trees, including a live oak at the front. The back half of the lot contains native pecan trees. Potential uses include professional office space, medical or wellness services, and short-term rental, all subject to city regulations. Existing improvements include a residence built in 1966 with approximately 1,300 square feet of living space, featuring three bedrooms and one-and-a-half bathrooms. The home has carpet floors in the bedrooms and linoleum floors in the bathrooms and kitchen area. A concrete driveway leads to the attached two-car garage.
Key Highlights
- Prime commercial location: Just 1.2 miles from Main Street on highly traveled Crabapple Road.
- Desirable C‑1 commercial zoning allows for a wide variety of potential uses.
- Significant road frontage: Approximately 100 feet on Crabapple Road, providing outstanding visibility.
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
$17,375
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
4.63%
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%
$347,500
$347.5K
Cap Rate 7%
$248,214
$248.2K
Cap Rate 9%
$193,056
$193.1K
Market Conditions
NOI Build-Up for 1,300 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
$30.9K $23.76/SF
− Vacancy
−$7.7K −$5.94/SF
EGI
$23.2K $17.82/SF
− OpEx
−$5.8K −$4.46/SF
NOI
$17.4K $13.37/SF
Area
Gillespie County, TX
Vacancy
25.00%
Lease Rate
$23.76 /SF/Yr
Expense Ratio
25.00%
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%
$347,500
Cap Rate 7%
$248,214
Cap Rate 9%
$193,056
Alternative Uses
Best Use
Office B
$248.2K
$217.2K – $289.6K
NOI $17,375 @ 7.0% cap · market cap 4.63%
Second Best
Apartment 5plus
$130.5K
$114.2K – $152.3K
NOI $9,136 @ 7.0% cap · market cap 2.44%
Theoretical Best
Hotel Hospitality
$984.5K
$861.4K – $1.15M
NOI $68,913 @ 7.0% cap · market cap 18.38%
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 78624, TX
23,080
Population
12,421
Households
1.9
Avg Household Size
52
Median Age
37%
College-Educated
89%
High-School Grad
742.3 sq mi
ZIP Area
31
Density / Sq Mi
$67,987
Median Household Income
$37,047
Median Earnings
$1,347
Median Rent
$439,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - 0.544 acre commercial lot with C-1 zoning.
Where is this commercial land located?
The property is located at 131 W Lower Crabapple Rd Fredericksburg, TX.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Prime commercial location: Just 1.2 miles from Main Street on highly traveled Crabapple Road.; Desirable C‑1 commercial zoning allows for a wide variety of potential uses.; Significant road frontage: Approximately 100 feet on Crabapple Road, providing outstanding visibility.
