Victorian Bed & Breakfast
For Sale
$879,900
1105 Palo Pinto St, Weatherford, TX 76086
Historic-style lodging property with expansive grounds, multiple guest rooms, event areas, and original wood interior details.
Property Size5,726 SF
Lot Size3.10 Acres
Price / SF$153.67
Days on Market35
Property Features for 1105 Palo Pinto St
General Information
Standard status
Active
Size
5,726 SF
Lot size
3.10 Acres
Zoning
C1
Additional Details
Road Access
Yes
Land Use
commercial
Office Units
10
Amenities
2 patio areas with 2 hot tubs
dining room that seats 18
meeting area
large living area
original wood throughout
commercial dishwasher
Building Details
Year Built
1896
Buildings
1
Construction
Victorian
Listing Agency:
RE/MAX Four Corners
(972) 412-4421
Listed By:
Angela Key · License #0432921
Source:
Christenberrygroup
Added: Jul 27
Changed: Aug 28
Last Checked: Aug 29 at 12:23PM
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 RE/MAX Four Corners
Investment Insights
Based on property information with market context.
Built in 1896, this 5,726-square-foot Victorian residence is currently configured as a bed and breakfast, with 10 bedrooms or office rooms and 10 bathrooms. Interior features include original woodwork, a dining room with seating for 18, an additional dining or meeting area, a large living space, a basement, and an attic that may offer up to 2,000 square feet of additional area. Two patio spaces and two hot tubs add to the property’s hospitality-oriented layout, while the kitchen includes a commercial dishwasher suited to larger gatherings.
The property encompasses 3.1 acres of open land with access from two streets. The remarks identify potential commercial applications including event use, lodging, office space, food service, retail, and daycare-related operations, subject to buyer verification of zoning and other applicable requirements. The existing bed-and-breakfast business is not included in the sale.
The property encompasses 3.1 acres of open land with access from two streets. The remarks identify potential commercial applications including event use, lodging, office space, food service, retail, and daycare-related operations, subject to buyer verification of zoning and other applicable requirements. The existing bed-and-breakfast business is not included in the sale.
Key Highlights
- 1896 Victorian property with 5,726 square feet
- Currently configured as a bed and breakfast with 10 bedrooms or offices
- 10 bathrooms, basement, and attic with possible expansion of up to 2,000sqft
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
$35,902
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
4.08%
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%
$718,040
$718.0K
Cap Rate 7%
$512,886
$512.9K
Cap Rate 9%
$398,911
$398.9K
Market Conditions
NOI Build-Up for 5,726 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
$85.9K $15.00/SF
− Vacancy
−$10.3K −$1.80/SF
EGI
$75.6K $13.20/SF
− OpEx
−$39.7K −$6.93/SF
NOI
$35.9K $6.27/SF
Area
Parker County, TX
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$718,040
Cap Rate 7%
$512,886
Cap Rate 9%
$398,911
Alternative Uses
Best Use
Hotel Hospitality
$512.9K
$448.8K – $598.4K
NOI $35,902 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Industrial
$5.69M
$4.98M – $6.64M
NOI $398,279 @ 7.0% cap · market cap 45.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
312
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 76086, TX
21,429
Population
9,689
Households
2.2
Avg Household Size
37
Median Age
22%
College-Educated
88%
High-School Grad
13.8 sq mi
ZIP Area
1,553
Density / Sq Mi
$61,415
Median Household Income
$38,347
Median Earnings
$1,389
Median Rent
$235,100
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Cantrell's Corner — 415 W Couts St, Weatherford, TX 76086
- Angel's Nest Bed & Breakfast — 1105 Palo Pinto St, Weatherford, TX 76086
- Weatherford Inn and Suites — 809 Palo Pinto St, Weatherford, TX 76086
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Historic-style lodging property with expansive grounds, multiple guest rooms, event areas, and original wood interior details.
Where is this bed & breakfast located?
The property is located at 1105 Palo Pinto St Weatherford, TX.
What is the asking price?
The asking price for this property is $879,900.
What are key features of this property?
This property features: 1896 Victorian property with 5,726 square feet; Currently configured as a bed and breakfast with 10 bedrooms or offices; 10 bathrooms, basement, and attic with possible expansion of up to 2,000sqft
