Self-Storage Facility with RV
For Sale
$2,500,000
4500 Fm 1102, New Braunfels, TX 78132
CommercialSale, New Braunfels, TX
Property Size17,865 SF
Lot Size6.55 Acres
Price / SF$139.94
Days on Market661
Property Features for 4500 Fm 1102
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
RV
Subdivision
Kimbels Acre
Lot features
Five To Ten Acres, Outside City Limits
Elementary school district
Comal ISD
Middle school district
Comal ISD
High school district
Comal ISD
Directions
From306/Common St in New Braunfels take Hunter Rd/FM 1102 toward San Marcos. Property will be on your right.
Standard status
Active
APN
33042
Size
17,865 SF
Lot size
6.55 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
KIMBELS ACRE, LOT 1
Tax Annual Amount
7092
Legal Description
KIMBELS ACRE, LOT 1
Utilities
Sewer type
Septic Tank
Amenities
storage facility
Building Details
Year built
1999
Floors in Building
1
Flooring type
Concrete
Building materials
MetalFrame
Listing Agency:
Tarrah Stewart, Broker
(830) 660-8131
Listed By:
Tarrah Stewart · License #0718069
(361) 850-3804
Added: Nov 22, 2024
Changed: Aug 20
Last Checked: Sep 14 at 4:06AM
MLS# 563327
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.
Investment Insights
Based on property information with market context.
This self-storage property includes 17,865 square feet of improvements with 102 operational storage units and 100 uncovered spaces for boat and RV parking. The facility features metal-frame construction, concrete flooring, and a 1999 construction date. Septic tank service is in place.
The property is located at 4500 FM 1102 in New Braunfels, Texas, between San Antonio and Austin. Its existing storage operation is paired with a substantial land component, although the source information provides conflicting acreage figures, so no acreage is stated here.
The property is located at 4500 FM 1102 in New Braunfels, Texas, between San Antonio and Austin. Its existing storage operation is paired with a substantial land component, although the source information provides conflicting acreage figures, so no acreage is stated here.
Key Highlights
- 102 fully operational storage units
- 100 uncovered spaces for boat and RV parking
- 17,865 square feet of property improvements
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
$165,673
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
6.63%
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%
$3,313,460
$3.3M
Cap Rate 7%
$2,366,757
$2.4M
Cap Rate 9%
$1,840,811
$1.8M
Market Conditions
NOI Build-Up for 17,865 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
$257.3K $14.40/SF
− Vacancy
−$20.6K −$1.15/SF
EGI
$236.7K $13.25/SF
− OpEx
−$71.0K −$3.97/SF
NOI
$165.7K $9.27/SF
Area
Comal County, TX
Vacancy
8.00%
Lease Rate
$14.40 /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%
$3,313,460
Cap Rate 7%
$2,366,757
Cap Rate 9%
$1,840,811
Alternative Uses
Best Use
Self Storage
$2.37M
$2.07M – $2.76M
NOI $165,673 @ 7.0% cap · market cap 6.63%
Second Best
Warehouse
$1.85M
$1.62M – $2.16M
NOI $129,834 @ 7.0% cap · market cap 5.19%
Theoretical Best
Office A
$4.56M
$3.99M – $5.32M
NOI $318,994 @ 7.0% cap · market cap 12.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
23
Businesses Nearby
Explore this area
Business Placement
Demographics for 78132, TX
37,475
Population
15,356
Households
2.4
Avg Household Size
43
Median Age
53%
College-Educated
96%
High-School Grad
179.3 sq mi
ZIP Area
209
Density / Sq Mi
$126,934
Median Household Income
$63,870
Median Earnings
$1,531
Median Rent
$570,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Operating storage property with concrete flooring, metal-frame construction, and dedicated RV parking.
Where is this self storage facility located?
The property is located at 4500 Fm 1102 New Braunfels, TX.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 102 fully operational storage units; 100 uncovered spaces for boat and RV parking; 17,865 square feet of property improvements
