Private Farm Land with
For Sale
$995,000
18405 Angel Valley Drive, Leander, TX 78641
Land, Leander, TX
Property Size2,945 SF
Lot Size15.10 Acres
Price / SF$337.86
Days on Market52
Property Features for 18405 Angel Valley Drive
General Information
Property type
Land
Property subtype
Other
Zoning description
Residential
Subdivision
Lonesome Valley Sec 01
Lot features
Acreage
Elementary school
Mason
Middle school
Cedarpark
High school
Cedarpark
Elementary school district
Leander ISD
Middle school district
Leander ISD
High school district
Leander ISD
Directions
183 to left 1431 to left on Lonesome Creek to right on Angel Valley
Standard status
Active
APN
425465
Lot size
15.10 Acres
Taxes and HOA fees
Tax Description
LOT 14 LONESOME VALLEY SEC 1 (1-D-1W)
Tax Annual Amount
15024
HOA Fee
$450 Annually
Legal Description
LOT 14 LONESOME VALLEY SEC 1 (1-D-1W)
Utilities
Utilities
Propane
Sewer type
Septic Tank
Heating system
Central, Propane (Heating)
Cooling system
Central Air
Water source
Well
Water front features
Creek
Water front
1
Building Details
Year built
1998
Listing Agency:
Keller Williams Realty
(512) 448-4111
Listed By:
David Murray · License #0340639
(512) 448-4111
Added: Jul 9
Changed: Aug 28
Last Checked: Aug 29 at 4:06AM
MLS# 21241968
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 private farm land tract in the Texas Hill Country is set at the end of a gated acreage community and accessed by a private drive. The property sits in a secluded valley along Big Sandy Creek and features rolling hills with mature oaks. Total land area is 15.103 acres, and the land is under an Agriculture-Wildlife Exemption managed by Plateau Wildlife Management.
An approximately 2,945 sq ft single-story home (4 bed, 3 bath) built in 1998 was previously flood-affected and taken to the studs, offering the opportunity to rebuild or customize. Additional improvements include an approximately 1,461 sq ft shop. Utilities are in place, including Pedernales Electric Cooperative service, a multi-generational well with a new pump installed in 2024, and a 5,000-gallon holding tank installed in 2021.
Outdoor features include a 40,000-gallon natural swimming pond with wetland filtration installed in 2021 (flood-affected) and an eco-gravity septic system with approved expansion plans and a permit valid for seven years. The property has recently been operated as a working flower farm and is also well suited for equestrian use.
An approximately 2,945 sq ft single-story home (4 bed, 3 bath) built in 1998 was previously flood-affected and taken to the studs, offering the opportunity to rebuild or customize. Additional improvements include an approximately 1,461 sq ft shop. Utilities are in place, including Pedernales Electric Cooperative service, a multi-generational well with a new pump installed in 2024, and a 5,000-gallon holding tank installed in 2021.
Outdoor features include a 40,000-gallon natural swimming pond with wetland filtration installed in 2021 (flood-affected) and an eco-gravity septic system with approved expansion plans and a permit valid for seven years. The property has recently been operated as a working flower farm and is also well suited for equestrian use.
Key Highlights
- 15.103 acres in a gated acreage community, accessed via a private drive
- Valley setting along Big Sandy Creek with mature oaks
- Approximately 2,945 sq ft single‑story home (4 bed, 3 bath) taken to the studs
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
$45,144
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
4.54%
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%
$902,880
$902.9K
Cap Rate 7%
$644,914
$644.9K
Cap Rate 9%
$501,600
$501.6K
Market Conditions
NOI Build-Up for 2,945 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
$86.6K $29.40/SF
− Vacancy
−$4.5K −$1.53/SF
EGI
$82.1K $27.87/SF
− OpEx
−$36.9K −$12.54/SF
NOI
$45.1K $15.33/SF
Area
Travis County, TX
Vacancy
5.20%
Lease Rate
$29.40 /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%
$902,880
Cap Rate 7%
$644,914
Cap Rate 9%
$501,600
Alternative Uses
Best Use
Apartment 5plus
$644.9K
$564.3K – $752.4K
NOI $45,144 @ 7.0% cap · market cap 4.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.23M
$1.08M – $1.44M
NOI $86,176 @ 7.0% cap · market cap 8.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Explore this area
Business Placement
Demographics for 78641, TX
83,426
Population
33,118
Households
2.5
Avg Household Size
36
Median Age
51%
College-Educated
95%
High-School Grad
124.4 sq mi
ZIP Area
671
Density / Sq Mi
$131,421
Median Household Income
$61,185
Median Earnings
$1,873
Median Rent
$453,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Farm - Gated community acreage at the end of a private drive with a creek, well water, septic, and power in place.
Where is this farm located?
The property is located at 18405 Angel Valley Drive Leander, TX.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 15.103 acres in a gated acreage community, accessed via a private drive; Valley setting along Big Sandy Creek with mature oaks; Approximately 2,945 sq ft single‑story home (4 bed, 3 bath) taken to the studs
