Highway-Frontage Commercial
For Sale
$250,000
3768 Highway 281, Pleasanton, TX 78064
Land, Pleasanton, TX
Property Size1,874 SF
Lot Size3.02 Acres
Price / SF$133.40
Days on Market138
Property Features for 3768 Highway 281
General Information
Property type
Land
Property subtype
Other
Zoning
COMMERCIAL RESIDENTIAL
Elementary school
Pleasanton
Middle school
Pleasanton
High school
Pleasanton
Elementary school district
Pleasanton
Middle school district
Pleasanton
High school district
Pleasanton
Subdivision
2900
Standard status
Active
Size
1,874 SF
Lot size
3.02 Acres
Taxes and HOA fees
Tax Annual Amount
0
Listing Agency:
Keller Williams Heritage · Keller Williams Realty
(210) 493-3030
Listed By:
Phillip Vaughn
(210) 493-3030
Added: Apr 15
Changed: Aug 19
Last Checked: Aug 30 at 12:06PM
MLS# 1950057
Copyright © 2026 LERA MLS. 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 3.02-acre commercial land tract is located at 3768 Highway 281 in Pleasanton, Texas. The site carries COMMERCIAL RESIDENTIAL zoning and includes a water meter already installed. Three existing structures remain on the property, with no contributory value attributed to them. The property record identifies 1,874 square feet of building area.
The parcel fronts Highway 281 and occupies a corner position, providing direct highway exposure and access points suited to redevelopment planning. Its location in Atascosa County places the tract within the Pleasanton market, while the existing utility connection and highway frontage provide concrete site characteristics for evaluating future commercial use.
The parcel fronts Highway 281 and occupies a corner position, providing direct highway exposure and access points suited to redevelopment planning. Its location in Atascosa County places the tract within the Pleasanton market, while the existing utility connection and highway frontage provide concrete site characteristics for evaluating future commercial use.
Key Highlights
- 3.02‑acre commercial land tract on Highway 281
- COMMERCIAL RESIDENTIAL zoning
- Corner property with Highway 281 frontage
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
$10,935
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
4.37%
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%
$218,700
$218.7K
Cap Rate 7%
$156,214
$156.2K
Cap Rate 9%
$121,500
$121.5K
Market Conditions
NOI Build-Up for 1,874 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
$17.1K $9.12/SF
− Vacancy
−$1.5K −$0.78/SF
EGI
$15.6K $8.34/SF
− OpEx
−$4.7K −$2.50/SF
NOI
$10.9K $5.83/SF
Area
Atascosa County, TX
Vacancy
8.60%
Lease Rate
$9.12 /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%
$218,700
Cap Rate 7%
$156,214
Cap Rate 9%
$121,500
Alternative Uses
Best Use
Specialty Retail
$473.6K
$414.4K – $552.5K
NOI $33,152 @ 7.0% cap · market cap 13.26%
Second Best
Retail
$395.3K
$345.9K – $461.2K
NOI $27,671 @ 7.0% cap · market cap 11.07%
Theoretical Best
Hotel Hospitality
$1.41M
$1.24M – $1.65M
NOI $98,807 @ 7.0% cap · market cap 39.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 78064, TX
15,710
Population
6,179
Households
2.5
Avg Household Size
38
Median Age
21%
College-Educated
83%
High-School Grad
281.4 sq mi
ZIP Area
56
Density / Sq Mi
$69,407
Median Household Income
$36,185
Median Earnings
$1,109
Median Rent
$216,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Commercially zoned tract with a water meter in place and three existing structures.
Where is this commercial land located?
The property is located at 3768 Highway 281 Pleasanton, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 3.02‑acre commercial land tract on Highway 281; COMMERCIAL RESIDENTIAL zoning; Corner property with Highway 281 frontage
