Insulated Warehouse with
For Sale
$1,650,000
37 Royal Oaks Loop, Fredericksburg, TX 78624
COMMERCIAL - Fredericksburg, TX
Property Size4,500 SF
Lot Size2.52 Acres
Price / SF$366.67
Days on Market24
Property Features for 37 Royal Oaks Loop
General Information
Property type
Commercial Sale
Property subtype
Other
Elementary school district
Fredericksburg
Middle school district
Fredericksburg
High school district
Fredericksburg
Standard status
Active
Lot size
2.52 Acres
Taxes and HOA fees
Tax Annual Amount
5050
Listing Agency:
Keller Williams - Fbg Properties · Keller Williams Realty
(830) 997-1120
Listed By:
LeeAnn Bailey
(830) 998-0988
Added: Jul 19
Changed: Aug 10
Last Checked: Aug 11 at 4:06AM
MLS# 104985
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 sale offering features an insulated warehouse designed for year-round functionality, supported by a conditioned office and two restrooms. The building includes concrete floors, high-clearance ceilings, and multiple oversized bay doors to accommodate commercial loading and storage needs.
The property sits on 2.52 unrestricted acres just over one mile outside city limits near Fredericksburg, with room for parking, equipment storage, additional buildings, or future expansion.
The combination of warehouse functionality and on-site office space makes the site well-suited for storage, distribution, contractor operations, manufacturing, or other commercial uses where loading access and clear height are important.
The property sits on 2.52 unrestricted acres just over one mile outside city limits near Fredericksburg, with room for parking, equipment storage, additional buildings, or future expansion.
The combination of warehouse functionality and on-site office space makes the site well-suited for storage, distribution, contractor operations, manufacturing, or other commercial uses where loading access and clear height are important.
Key Highlights
- Approx. 4,500 SF insulated warehouse on 2.52 unrestricted acres just over 1 mile outside Fredericksburg city limits
- Conditioned office area plus two restrooms
- Multiple oversized bay doors for loading and high‑clearance ceilings
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
$60,143
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%
$1,202,860
$1.2M
Cap Rate 7%
$859,186
$859.2K
Cap Rate 9%
$668,256
$668.3K
Market Conditions
NOI Build-Up for 4,500 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
$106.9K $23.76/SF
− Vacancy
−$26.7K −$5.94/SF
EGI
$80.2K $17.82/SF
− OpEx
−$20.0K −$4.46/SF
NOI
$60.1K $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%
$1,202,860
Cap Rate 7%
$859,186
Cap Rate 9%
$668,256
Alternative Uses
Best Use
Office B
$859.2K
$751.8K – $1.00M
NOI $60,143 @ 7.0% cap · market cap 3.65%
Second Best
Warehouse
$402.0K
$351.7K – $469.0K
NOI $28,139 @ 7.0% cap · market cap 1.71%
Theoretical Best
Hotel Hospitality
$3.41M
$2.98M – $3.98M
NOI $238,545 @ 7.0% cap · market cap 14.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Well-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Stuff Safe Secure Storage — 535 Armory Rd, Fredericksburg, TX 78624
- Attic Storage — 1704 W US-290, Fredericksburg, TX 78624
- ABC Self Storage — 2802 US-290, Fredericksburg, TX 78624
Frequently Asked Questions
What type of property is this?
Warehouse - Insulated warehouse with conditioned office, two restrooms, concrete floors, and multiple oversized bay doors on unrestricted acreage.
Where is this warehouse located?
The property is located at 37 Royal Oaks Loop Fredericksburg, TX.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Approx. 4,500 SF insulated warehouse on 2.52 unrestricted acres just over 1 mile outside Fredericksburg city limits; Conditioned office area plus two restrooms; Multiple oversized bay doors for loading and high‑clearance ceilings
