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    The Largest CRE Database in the US with Over 1 Million Listings

    646 -- Victor Eckhardt Rd Fredericksburg, TX 78624

    Sponsored
    For Sale
    $1,400,000

    Commercial Sale - Fredericksburg, TX

    Lot size:
    23.89 Acres
    Days on Market:
    10
    Last Refresh:
    Jan 26 at 2:06 pm

    Property Features for 646 -- Victor Eckhardt Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Zoning
    ETJ
    Parking features
    None
    Interior features
    Business Opportunity, Other-see Remarks
    Exterior features
    Fence
    Fencing
    Fenced
    Lot size
    23.89 Acres

    Utilities

    Heating system
    Central, Electric (Heating), Propane (Heating)

    Building Details

    Building materials
    Other
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Philip Frey

    Texas Hills Realty, LLC (830) 997-6123

    Listing agent Philip Frey (830) 997-6123

    Listing date Jan 17, 2026

    MLS# 97054 Listing URL

    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.

    Learn more

    Overview

    Fredericksburg Acreage with Commercial Potential

    This spacious barndominium is situated on approximately 24 acres of land less than 3 miles from Main Street in Fredericksburg, Texas. The property is located in the ETJ zoning area and has minimal restrictions, offering commercial possibilities such as short-term rentals, cabins, event space, a horse barn or pasture, tasting room, or vineyard. The interior features an open-concept living area with ship-lapped walls, a corked ceiling, and an electric fireplace. The dining room overlooks a large pond. The open kitchen provides ample storage and counter space, along with a pantry. A custom home office with built-ins and a master suite complete the downstairs area. Upstairs, there are two bedrooms with separate living rooms and ensuite bathrooms, connected by a sitting area with a dining table, bar, and refrigerator, which opens onto a full deck with views of the property. The land includes two ponds, a seasonal creek, a firepit, mature trees, and diverse wildlife. An attached garage is large enough for an RV. The estate is ag exempt.
    Location Intelligence

    Current Use by Public Records

    Specialty properties

    Map

    City
    Fredericksburg
    County
    Gillespie
    State
    Texas
    Longitude
    -98.87574
    Latitude
    30.241956

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    FAQs

    What type of property is this?
    Specialty property - Spacious barndominium on 24 acres near Main Street Fredericksburg.
    Where is this specialty property located?
    The property is located at 646 -- Victor Eckhardt Rd Fredericksburg, TX.
    What is the asking price?
    The asking price for this property is $1,400,000.
    What are key features of this property?
    This property features: - Spacious barndominium on 24+- acres in the country.; - Located less than 3 miles from downtown Fredericksburg.; - Enjoy **2 ponds, a seasonal creek, firepit, mature trees, diverse wildlife, and stunning sunsets.**
    (860) 671-1558
    Request Owner's contact information
    646 -- Victor Eckhardt Rd Fredericksburg, TX 78624
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    Fredericksburg, TX 78624
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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
    646 -- Victor Eckhardt Rd Fredericksburg, TX 78624
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    We can help!
    Listing Contact
    Philip Frey
    (860) 671-1558
    Learn more
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