Mixed-Use Acreage with Open
For Sale
$350,000
000 Fm 462 S, Yancey, TX 78886
Mixed-use acreage combines fenced grounds, an adaptable home or office, garage, barn, and secured stabilized lot.
Property Size1,738 SF
Price / SF$201.38
Days on Market133
Property Features for 000 Fm 462 S
General Information
Standard status
Active
Size
1,738 SF
Building Details
Year Built
1950
Listing Agency:
01 LAND COMPANY LLC
Listed By:
Rebecca Decker
(830) 931-0900
Source:
Drialtor
Added: Apr 24
Changed: Aug 30
Last Checked: Sep 1 at 9:22PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of 01 LAND COMPANY LLC
Investment Insights
Based on property information with market context.
This 13.31-acre mixed-use property combines improved structures with open land and secured yard space. The front portion includes approximately 6 acres of fenced and cross-fenced ground with buffel grass, a two-story hardboard home or office structure of approximately 1,700 square feet, and a three-car garage with an efficiency room and cellar. The structure was built in 1950 and requires remodeling. A separate 4,800-square-foot open-air barn offers tall ceilings and a concrete slab.
The rear 7 acres consist of a stabilized base lot enclosed by a high chain-link fence topped with barbed wire. Nine industrial light poles with area lighting are positioned along the exterior fence and through the center of the lot. The property is located in Yancey between Hwy 90 and SH 35, with frontage on FM 462 S.
The rear 7 acres consist of a stabilized base lot enclosed by a high chain-link fence topped with barbed wire. Nine industrial light poles with area lighting are positioned along the exterior fence and through the center of the lot. The property is located in Yancey between Hwy 90 and SH 35, with frontage on FM 462 S.
Key Highlights
- 13.31‑acre mixed‑use property in Yancey between Hwy 90 and SH 35
- Approximately 6 acres of fenced and cross‑fenced ground with buffel grass
- Approximately 1,700‑square‑foot two‑story home or office structure built in 1950
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
$22,942
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
6.55%
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%
$458,840
$458.8K
Cap Rate 7%
$327,743
$327.7K
Cap Rate 9%
$254,911
$254.9K
Market Conditions
NOI Build-Up for 1,738 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
$41.7K $24.00/SF
− Vacancy
−$5.0K −$2.88/SF
EGI
$36.7K $21.12/SF
− OpEx
−$13.8K −$7.92/SF
NOI
$22.9K $13.20/SF
Area
Medina County, TX
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$458,840
Cap Rate 7%
$327,743
Cap Rate 9%
$254,911
Alternative Uses
Best Use
Mixed Use
$327.7K
$286.8K – $382.4K
NOI $22,942 @ 7.0% cap · market cap 6.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$443.3K
$387.9K – $517.2K
NOI $31,033 @ 7.0% cap · market cap 8.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 78886, TX
463
Population
203
Households
2.3
Avg Household Size
49
Median Age
11%
College-Educated
90%
High-School Grad
73.1 sq mi
ZIP Area
6
Density / Sq Mi
$119,276
Median Household Income
$56,875
Median Earnings
$156,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use acreage combines fenced grounds, an adaptable home or office, garage, barn, and secured stabilized lot.
Where is this mixed-use property located?
The property is located at 000 Fm 462 S Yancey, TX.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 13.31‑acre mixed‑use property in Yancey between Hwy 90 and SH 35; Approximately 6 acres of fenced and cross‑fenced ground with buffel grass; Approximately 1,700‑square‑foot two‑story home or office structure built in 1950
