Operational Storage Facility on
For Sale
$750,000
3450 Cathy Lane, Belton, TX 76513
20-unit storage facility with expansion potential on 4.5+ acres.
Property Size4,000 SF
Lot Size4.50 Acres
Price / SF$187.50
Days on Market1599
Property Features for 3450 Cathy Lane
General Information
Standard status
Active
Size
4,000 SF
Lot size
4.50 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$2,789
Amenities
Central Air
3
Gravel.
Other, County Road.
Listed By:
Central Texas Auction Services
(254) 913-7853
Source:
Xome
Added: Apr 19, 2022
Changed: Sep 2
Last Checked: Sep 2 at 3:50PM
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 Central Texas Auction Services
Investment Insights
Based on property information with market context.
This fully operational 20-unit storage facility is situated just off FM 2410, outside the city limits. The property, encompassing over 4.5 acres, presents opportunities for expansion of the current storage facility, additional boat and/or RV storage, or development as an RV park. The property includes two parcels and a home, all being sold together. The property size is 4000 square feet.
Key Highlights
- Fully operational 20‑unit storage facility
- 4.5+ acre lot outside city limits offering expansion potential for storage, boat/RV storage, or RV park
- Includes a home
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
$37,094
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
4.95%
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%
$741,880
$741.9K
Cap Rate 7%
$529,914
$529.9K
Cap Rate 9%
$412,156
$412.2K
Market Conditions
NOI Build-Up for 4,000 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
$57.6K $14.40/SF
− Vacancy
−$4.6K −$1.15/SF
EGI
$53.0K $13.25/SF
− OpEx
−$15.9K −$3.97/SF
NOI
$37.1K $9.27/SF
Area
Bell County, TX
Vacancy
8.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
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%
$741,880
Cap Rate 7%
$529,914
Cap Rate 9%
$412,156
Alternative Uses
Best Use
Self Storage
$529.9K
$463.7K – $618.2K
NOI $37,094 @ 7.0% cap · market cap 4.95%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$44.65M
$39.07M – $52.10M
NOI $3,125,808 @ 7.0% cap · market cap 416.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 76513, TX
43,698
Population
16,004
Households
2.7
Avg Household Size
36
Median Age
33%
College-Educated
89%
High-School Grad
108.3 sq mi
ZIP Area
403
Density / Sq Mi
$82,366
Median Household Income
$38,428
Median Earnings
$1,216
Median Rent
$260,200
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?
Self storage facility - 20-unit storage facility with expansion potential on 4.5+ acres.
Where is this self storage facility located?
The property is located at 3450 Cathy Lane Belton, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Fully operational 20‑unit storage facility; 4.5+ acre lot outside city limits offering expansion potential for storage, boat/RV storage, or RV park; Includes a home
