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    2683 Old Highway Inez, TX 77968

    View on Map
    For Sale
    $1,575,000

    COMMERCIAL - Inez, TX

    Property size:
    7,920 SF
    Lot size:
    40.00 Acres
    Added:
    Apr 24, 2025
    Days on Market:
    343
    Last Refresh:
    Apr 1 at 6:06 am

    Property Features for 2683 Old Highway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Carport, RV, Oversize
    Security features
    Security
    Exterior features
    Lighting, Storage
    Standard status
    Active
    APN
    20378833
    Size
    7,920 SF
    Lot size
    40.00 Acres

    Taxes and HOA fees

    TaxYear
    2025
    TaxDescription
    02600 A MAILS ABST 260 TRACT 15, ACRES 35 and 02600 A MAILS ABST 260 TRACT 25, ACRES 4.0

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Central
    Cooling system
    Central Air
    Water source
    Private, Well
    Water front
    1

    Building Details

    Year built
    2009
    Floors in Building
    1
    Flooring type
    Tile, Vinyl, Combination, Concrete
    Building materials
    MetalFrame, MetalSiding
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Jake Truss

    Listing agent Jake Truss License #0730168

    Listing office The Ron Brown Company 2505 N Navarro St, TX

    Listing date Apr 24, 2025

    MLS# 577635

    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.

    Overview

    Turn-Key Event Venue on 40 Acres

    Located in Inez, Texas, The Tin Spur is an event, wedding, and conference venue situated on 40 acres. This turn-key venue features approximately 8,000 sq ft of usable space, suitable for weddings, corporate retreats, and private events. The property includes two ponds and grounds that can accommodate outdoor gatherings. An updated on-site home can serve as a bride & groom suite or short-term rental. The property is located just outside Victoria in the heart of The Crossroads, between Houston, Austin, and San Antonio. It offers ample parking and modern amenities. This property is equipped to continue as a venue.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Tin Spur Ranch Wedding Service

    Suggested Use

    Big Box & Wholesale Store Hotel & Motel Auto Repair Shop Storage Facility Accounting Firm Garden Center Discount Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Inez
    County
    Victoria
    State
    Texas
    Longitude
    -96.85727
    Latitude
    28.861523

    FAQs

    What type of property is this?
    Wedding venue - Premier event venue on 40 acres in Inez, Texas.
    Where is this wedding venue located?
    The property is located at 2683 Old Highway Inez, TX.
    What is the asking price?
    The asking price for this property is $1,575,000.
    What are key features of this property?
    This property features: Turn‑key event venue on 40 acres, fully operational with scheduled events; Nearly 8,000 sq ft of versatile space suitable for weddings, conferences, and events; Updated on‑site home ideal as a bride & groom suite or short‑term rental
    (361) 550-7878
    We can help!
    Listing Contact
    Jake Truss
    Real Estate License ID: 0730168
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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