Industrial Flex Warehouse
For Sale
$1,150,000
101 John Kelly Street, Burnet, TX 78611
COMMERCIAL - Burnet, TX
Property Size6,210 SF
Lot Size1.90 Acres
Price / SF$185.19
Days on Market47
Property Features for 101 John Kelly Street
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
In Burnet take Hwy 281 South. Property is on the corner of Hwy 281 and John Kelly Dr.
Standard status
Active
APN
056905
Lot size
1.90 Acres
Taxes and HOA fees
Tax Description
ABS A0880 LEMUEL TAYLOR, 1.902 ACRES
Legal Description
ABS A0880 LEMUEL TAYLOR, 1.902 ACRES
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Amenities
conference room
Building Details
Year built
1995
Flooring type
Concrete
Listing Agency:
Topper Real Estate
(830) 868-4663
Listed By:
Rodney Topper · License #0643265
(830) 385-9658
Added: Jul 7
Changed: Aug 4
Last Checked: Aug 22 at 8:06PM
MLS# 178644
Copyright © 2026 Highland Lakes Association of Realtors 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.
This 6,210-square-foot industrial flex warehouse is set up for combined office and operational use. The building features a durable rock exterior and metal roof, with four private offices plus a dedicated conference/meeting room. Two restrooms are included, one with two shower stalls, and the operational areas are supported by dock-height receiving and loading. Additional amenities include LED lighting throughout, a professional air distribution system, three HVAC systems, and 600-amp, 480-volt electrical service. Utilities listed include natural gas, city water, and city sewer.
The property is located in Burnet and is zoned Heavy Commercial by the City of Burnet, supporting a range of industrial, warehouse, distribution, contractor, and service-related operations.
A key operational component is the dock-height loading area, paired with the onsite office layout for teams that need both production and administration space in a single facility.
The property is located in Burnet and is zoned Heavy Commercial by the City of Burnet, supporting a range of industrial, warehouse, distribution, contractor, and service-related operations.
A key operational component is the dock-height loading area, paired with the onsite office layout for teams that need both production and administration space in a single facility.
Key Highlights
- 6,210 SF commercial facility in Burnet, zoned Heavy Commercial by the City of Burnet
- Rock exterior with a metal roof; concrete flooring throughout
- Dock‑height receiving and loading area for industrial and distribution use
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
$69,904
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
6.08%
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%
$1,398,080
$1.4M
Cap Rate 7%
$998,629
$998.6K
Cap Rate 9%
$776,711
$776.7K
Market Conditions
NOI Build-Up for 6,210 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
$92.4K $14.88/SF
− Vacancy
−$10.2K −$1.64/SF
EGI
$82.2K $13.24/SF
− OpEx
−$12.3K −$1.99/SF
NOI
$69.9K $11.26/SF
Area
Burnet County, TX
Vacancy
11.00%
Lease Rate
$14.88 /SF/Yr
Expense Ratio
15.00%
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%
$1,398,080
Cap Rate 7%
$998,629
Cap Rate 9%
$776,711
Alternative Uses
Best Use
Warehouse
$998.6K
$873.8K – $1.17M
NOI $69,904 @ 7.0% cap · market cap 6.08%
Second Best
Industrial
$822.4K
$719.6K – $959.5K
NOI $57,568 @ 7.0% cap · market cap 5.01%
Theoretical Best
Hotel Hospitality
$4.68M
$4.09M – $5.46M
NOI $327,422 @ 7.0% cap · market cap 28.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
210
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78611, TX
14,839
Population
7,417
Households
2
Avg Household Size
47
Median Age
28%
College-Educated
91%
High-School Grad
274.1 sq mi
ZIP Area
54
Density / Sq Mi
$78,243
Median Household Income
$40,062
Median Earnings
$1,111
Median Rent
$291,400
Median Home Value
Market
Vacancy Rate% for Industrial 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-style warehouse includes dock-height loading, four offices, and multiple HVAC systems on a Heavy Commercial-zoned site.
Where is this flex space located?
The property is located at 101 John Kelly Street Burnet, TX.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 6,210 SF commercial facility in Burnet, zoned Heavy Commercial by the City of Burnet; Rock exterior with a metal roof; concrete flooring throughout; Dock‑height receiving and loading area for industrial and distribution use
