Former Restaurant & Event
For Sale
$1,100,000
102 W Fox Street, Caldwell, TX 77836
Three-story venue with commercial kitchen and outdoor courtyard.
Property Size7,380 SF
Lot Size0.80 Acres
Price / SF$149.05
Days on Market284
Property Features for 102 W Fox Street
General Information
Standard status
Active
Size
7,380 SF
Lot size
0.80 Acres
Property subtype
Land
Taxes and HOA fees
Annual Taxes
$9,528
Amenities
Fenced
Corner Lot
Public
34456
0.791
Appraiser
Asphalt
Listing Agency:
HomeSmart
(281) 486-1900
Listed By:
Kim Bettis
(713) 505-5707
Source:
Garygreene
Added: Nov 24, 2025
Changed: Sep 3
Last Checked: Sep 2 at 7:01PM
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 HomeSmart
Investment Insights
Based on property information with market context.
This former restaurant, live music, and event venue is located in Downtown Caldwell, situated on a 0.8-acre lot. The three-story building, originally a US Post Office, offers over 7,380 square feet of venue space. Constructed in 1936, the main floor features a lobby with large windows, high ceilings, an open area with original wood floors, a private room with a half bath, an additional half bath, two storage closets, and the original vault. A custom bar includes original window grates for displaying products, a back bar with a hand washing sink, space for a dishwasher, refrigerators, coolers, and a prep area. The upstairs, or third floor, hosts a room and restroom with a private stall. The climate-controlled basement features two private office/inventory rooms, a large flex space, a private restroom, and a commercial kitchen with a pass window. The courtyard includes a covered loading dock and a large concrete patio shaded by mature Live Oak trees. The property is located just two blocks from Highway 21 and three blocks from Highway 36.
Key Highlights
- Established venue with a history of live music and events, attracting visitors from a wide area.
- Substantial 7,380 SF venue space across 3 stories, offering diverse functional areas.**
- Prime location in Downtown Caldwell on a 0.8‑acre lot, close to major highways (HWY 21 & HWY 36).
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
$93,154
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
8.47%
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%
$1,863,080
$1.9M
Cap Rate 7%
$1,330,771
$1.3M
Cap Rate 9%
$1,035,044
$1.0M
Market Conditions
NOI Build-Up for 7,380 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
$132.8K $18.00/SF
− Vacancy
−$8.6K −$1.17/SF
EGI
$124.2K $16.83/SF
− OpEx
−$31.1K −$4.21/SF
NOI
$93.2K $12.62/SF
Area
Burleson County, TX
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,863,080
Cap Rate 7%
$1,330,771
Cap Rate 9%
$1,035,044
Alternative Uses
Best Use
Specialty Retail
$1.33M
$1.16M – $1.55M
NOI $93,154 @ 7.0% cap · market cap 8.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.82M
$1.59M – $2.12M
NOI $127,208 @ 7.0% cap · market cap 11.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
455
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 77836, TX
11,721
Population
5,990
Households
2
Avg Household Size
45
Median Age
22%
College-Educated
86%
High-School Grad
431.1 sq mi
ZIP Area
27
Density / Sq Mi
$79,567
Median Household Income
$45,291
Median Earnings
$869
Median Rent
$199,000
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Four Tines Restaurant at the Surrey — 403 TX-21, Caldwell, TX 77836
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Three-story venue with commercial kitchen and outdoor courtyard.
Where is this conventional restaurant located?
The property is located at 102 W Fox Street Caldwell, TX.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Established venue with a history of live music and events, attracting visitors from a wide area.; Substantial 7,380 SF venue space across 3 stories, offering diverse functional areas.**; Prime location in Downtown Caldwell on a 0.8‑acre lot, close to major highways (HWY 21 & HWY 36).
