Highway Commercial Property with
For Sale
$765,000
560 State Hwy 22, Clifton, TX 76634
4.71 acres with 5500 sq ft of shop space.
Property Size5,500 SF
Lot Size4.71 Acres
Price / SF$139.09
Days on Market1325
Property Features for 560 State Hwy 22
General Information
Standard status
Active
Size
5,500 SF
Lot size
4.71 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$3,774
Amenities
Central Air, Electric, Gas
3
Parking. Corner Lot.
Carport, Lot, Gravel.
Corner, State Road, US Highway.
Listing Agency:
UCRE Heart of Texas Land & Home
(254) 362-5370
Listed By:
Glenda Hall · License #0578236
(254) 749-6307
Source:
Xome
Added: Jan 21, 2023
Changed: Sep 1
Last Checked: Sep 7 at 5:46AM
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 UCRE Heart of Texas Land & Home
Investment Insights
Based on property information with market context.
This commercial property for sale features 4.71 acres with metal buildings, containing approximately 5500 sq. feet of enclosed shop space. Located on State Highway 22, it is situated minutes from Lake Whitney Dam, boat launches, marinas, and Lofers Bend State Park. The property is suitable for an automotive repair shop, car sales, machine shop, boat sales/repair, retail sales, or other ventures. One building measures 90 X 45 and includes 4 ten-foot by ten-foot locking shop doors and 1 twelve-foot by twelve-foot locking shop door in the rear. This building also has a restroom, 2 air-conditioned/heated office spaces, and two automotive lifts. The second building measures 30 X 40 and has 3 ten-foot by ten-foot locking garage doors and 1 four-foot by eight-foot side entry door, with electricity and an attached 30 X 40 carport area. There is 100 feet of covered parking in front of the offices on the highway. A large nine-foot tall, eight-foot wide, and forty-foot long shipping container is located on the property for extra storage. The main area of shops, parking, and storage areas are fenced with a 20-foot double gate access in the front and another in the back. The property is located in the unincorporated area of Bosque County.
Key Highlights
- Prime commercial acreage (4.71 acres) on State Highway 22, ideal for various business ventures.
- Two well‑constructed metal buildings offering approximately 5500 sq. ft. of enclosed shop space.
- Located in an unincorporated area of Bosque County, meaning no city taxes, permits, or inspections.
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
$64,091
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
8.38%
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%
$1,281,820
$1.3M
Cap Rate 7%
$915,586
$915.6K
Cap Rate 9%
$712,122
$712.1K
Market Conditions
NOI Build-Up for 5,500 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
$102.3K $18.60/SF
− Vacancy
−$10.7K −$1.95/SF
EGI
$91.6K $16.65/SF
− OpEx
−$27.5K −$4.99/SF
NOI
$64.1K $11.65/SF
Area
Bosque County, TX
Vacancy
10.50%
Lease Rate
$18.60 /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%
$1,281,820
Cap Rate 7%
$915,586
Cap Rate 9%
$712,122
Alternative Uses
Best Use
Retail
$915.6K
$801.1K – $1.07M
NOI $64,091 @ 7.0% cap · market cap 8.38%
Second Best
Flex RnD
$790.9K
$692.0K – $922.7K
NOI $55,362 @ 7.0% cap · market cap 7.24%
Theoretical Best
Office A
$1.45M
$1.27M – $1.69M
NOI $101,574 @ 7.0% cap · market cap 13.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76634, TX
7,313
Population
3,660
Households
2
Avg Household Size
52
Median Age
29%
College-Educated
87%
High-School Grad
284.0 sq mi
ZIP Area
26
Density / Sq Mi
$72,654
Median Household Income
$41,075
Median Earnings
$920
Median Rent
$190,600
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?
Auto shop - 4.71 acres with 5500 sq ft of shop space.
Where is this auto shop located?
The property is located at 560 State Hwy 22 Clifton, TX.
What is the asking price?
The asking price for this property is $765,000.
What are key features of this property?
This property features: Prime commercial acreage (4.71 acres) on State Highway 22, ideal for various business ventures.; Two well‑constructed metal buildings offering approximately 5500 sq. ft. of enclosed shop space.; Located in an unincorporated area of Bosque County, meaning no city taxes, permits, or inspections.
