Flex Space with Office and
For Sale
$1,099,000
410 Brooksmll Rd, Bertram, TX 78605
COMMERCIAL - Bertram, TX
Property Size7,100 SF
Lot Size1.50 Acres
Price / SF$154.79
Days on Market146
Property Features for 410 Brooksmll Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
View
City
Directions
FROM HWY 29 IN BERTRAM, TX GO NORTH ON WEST ST. TURN LEFT AFTER RAIL ROAD TRACK AND DRIVE THROUGH GATE INTO THE SUBJECT PROPERTY
Standard status
Active
Size
7,100 SF
Lot size
1.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8095
Utilities
Water source
Public
Building Details
Year built
1970
Floors in Building
1
Flooring type
Laminate, Tile
Building materials
Masonite
Roof type
Metal
Listing Agency:
Bertram Real Estate, LLC
Listed By:
Todd Heath
Added: Mar 31
Changed: Aug 5
Last Checked: Aug 23 at 6:06AM
MLS# 11683245
Copyright © 2026 My State 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.
Flex space property on a 1.5-acre lot featuring office space, a shop, covered storage, and lots of open area to support light industrial use. The building totals 7,100 square feet. Construction materials include Masonite, with laminate and tile flooring, and a metal roof. The property includes two bathrooms (bathroom 1 and bathroom 2) and is served by public water.
The site is located in Bertram, Texas and is described as having high visibility along US Highway 29. A 2024 annual traffic count referenced for the area is 17,392. The property is zoned for light industrial right in the middle of Bertram.
Built in 1970, this setup is suited for operators looking for flexible on-site space combining office, shop, and storage with outdoor open areas.
The site is located in Bertram, Texas and is described as having high visibility along US Highway 29. A 2024 annual traffic count referenced for the area is 17,392. The property is zoned for light industrial right in the middle of Bertram.
Built in 1970, this setup is suited for operators looking for flexible on-site space combining office, shop, and storage with outdoor open areas.
Key Highlights
- Zoned light industrial in Bertram, TX
- 1.5‑acre lot with lots of open area
- 7,100 SF flex space with office and shop
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
$65,819
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
5.99%
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%
$1,316,380
$1.3M
Cap Rate 7%
$940,271
$940.3K
Cap Rate 9%
$731,322
$731.3K
Market Conditions
NOI Build-Up for 7,100 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
$105.6K $14.88/SF
− Vacancy
−$11.6K −$1.64/SF
EGI
$94.0K $13.24/SF
− OpEx
−$28.2K −$3.97/SF
NOI
$65.8K $9.27/SF
Area
Burnet County, TX
Vacancy
11.00%
Lease Rate
$14.88 /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%
$1,316,380
Cap Rate 7%
$940,271
Cap Rate 9%
$731,322
Alternative Uses
Best Use
Office B
$2.13M
$1.87M – $2.49M
NOI $149,219 @ 7.0% cap · market cap 13.58%
Second Best
Industrial
$940.3K
$822.7K – $1.10M
NOI $65,819 @ 7.0% cap · market cap 5.99%
Theoretical Best
Hotel Hospitality
$5.35M
$4.68M – $6.24M
NOI $374,348 @ 7.0% cap · market cap 34.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
226
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78605, TX
6,246
Population
2,972
Households
2.1
Avg Household Size
44
Median Age
18%
College-Educated
81%
High-School Grad
172.0 sq mi
ZIP Area
36
Density / Sq Mi
$81,833
Median Household Income
$37,346
Median Earnings
$1,181
Median Rent
$270,800
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.
Frequently Asked Questions
What type of property is this?
Flex space - Flex space on 1.5 acres zoned light industrial, offering office space, shop, covered storage, and open area.
Where is this flex space located?
The property is located at 410 Brooksmll Rd Bertram, TX.
What is the asking price?
The asking price for this property is $1,099,000.
What are key features of this property?
This property features: Zoned light industrial in Bertram, TX; 1.5‑acre lot with lots of open area; 7,100 SF flex space with office and shop
