Red Rock Farmhouse on
For Sale
$199,000
7887 Pettytown Road, Red Rock, TX 78662
Land, Red Rock, TX
Property Size804 SF
Lot Size3.48 Acres
Price / SF$247.51
Days on Market155
Property Features for 7887 Pettytown Road
General Information
Property type
Land
Property subtype
Other
Zoning description
Residential
Vegetation
Wooded
Lot features
Three To Five Acres, Outside City Limits, Wooded
Elementary school district
Lockhart ISD
Middle school district
Lockhart ISD
High school district
Lockhart ISD
Directions
From Hwy 183 S. in Lockhart, take FM 20 E toward Bastrop, go 8.8 miles to Taylorsville Rd. and turn right onto Taylorsville Rd. Go 4.6 miles to Pettytown Rd. and turn left onto Pettytown Rd. Go 1 mile and gate on the left. See sign.
Standard status
Active
APN
31425
Size
804 SF
Lot size
3.48 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
A113 GILBERT, JASPER, ACRES 3.48
Tax Annual Amount
2410
Legal Description
A113 GILBERT, JASPER, ACRES 3.48
Utilities
Sewer type
Septic Needed
Building Details
Additional Structures
Barn(s)
Listing Agency:
Countywide Realty, Lp
(512) 398-7148
Listed By:
Floyd Wilhelm · License #0384210
(512) 557-4574
Added: Apr 2
Changed: Aug 27
Last Checked: Sep 3 at 4:06PM
MLS# 609417
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 property features a 3.4-acre lot with a fixer-upper farmhouse. The existing structure, with 804 square feet of space, requires work and cleanup but offers potential as a weekend retreat. Architectural details include some wood floors, built-ins, and porches. The land is mostly wooded and populated with wildlife. Additional structures include a small barn with a carport and a separate storage building. The property is not located in a subdivision and has no restrictions. It is situated on a paved county road and is surrounded by larger farms in a remote area that is convenient to Austin, Bastrop, and Lockhart.
Key Highlights
- 3.4 acres of wooded land with abundant wildlife.
- Conveniently located to Austin, Bastrop, and Lockhart, offering both seclusion and accessibility.
- No restrictions and not located in a subdivision, providing freedom and flexibility.
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
$12,325
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
6.19%
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%
$246,500
$246.5K
Cap Rate 7%
$176,071
$176.1K
Cap Rate 9%
$136,944
$136.9K
Market Conditions
NOI Build-Up for 804 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
$23.6K $29.40/SF
− Vacancy
−$1.2K −$1.53/SF
EGI
$22.4K $27.87/SF
− OpEx
−$10.1K −$12.54/SF
NOI
$12.3K $15.33/SF
Area
Bastrop County, TX
Vacancy
5.20%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
45.00%
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%
$246,500
Cap Rate 7%
$176,071
Cap Rate 9%
$136,944
Alternative Uses
Best Use
Apartment 5plus
$176.1K
$154.1K – $205.4K
NOI $12,325 @ 7.0% cap · market cap 6.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$315.1K
$275.7K – $367.6K
NOI $22,054 @ 7.0% cap · market cap 11.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
Explore this area
Business Placement
Demographics for 78662, TX
2,890
Population
1,270
Households
2.3
Avg Household Size
43
Median Age
13%
College-Educated
92%
High-School Grad
67.4 sq mi
ZIP Area
43
Density / Sq Mi
$95,238
Median Household Income
$37,276
Median Earnings
$962
Median Rent
$243,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - 3.4 acre farm with fixer-upper house near Austin.
Where is this single family property located?
The property is located at 7887 Pettytown Road Red Rock, TX.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: 3.4 acres of wooded land with abundant wildlife.; Conveniently located to Austin, Bastrop, and Lockhart, offering both seclusion and accessibility.; No restrictions and not located in a subdivision, providing freedom and flexibility.
