Mini Storage and RV
For Sale
$475,000
1144 STATE HWY 36, Caldwell, TX 77836
RV park and storage units with development potential in Caldwell.
Property Size3,300 SF
Lot Size2.23 Acres
Price / SF$143.94
Days on Market178
Property Features for 1144 STATE HWY 36
General Information
Standard status
Active
Size
3,300 SF
Lot size
2.23 Acres
Property subtype
CommercialSale
Listing Agency:
All City Real Estate Ltd. Co
(866) 277-6005
Listed By:
Christine Gordon · License #0480316
(254) 371-2773
Source:
Cornerstone-properties
Added: Mar 11
Changed: Sep 3
Last Checked: Sep 4 at 11:28AM
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 All City Real Estate Ltd. Co
Investment Insights
Based on property information with market context.
Bar-L Mini Storage and RV Park features 12 RV spots and 27 all-metal 10 X 10 storage units, constructed in 2022. The storage units have an 80% occupancy rate. The RV park includes four 50-amp and eight 30-amp spots. Located off State Highway 36 N in Caldwell, the property has approximately 100 ft of highway frontage and sits on approximately 2.23 acres, with room for further development and growth. A laundry room with connections for four washers and four dryers, along with a shower and bathroom, are available for resident use. These common areas total approximately 380 sq ft. The property also has a well for water use. The location is near Walmart, Brookshire Grocery, gas stations, shopping centers, and a golf course, with Caldwell experiencing population and business development. The location facilitates commuting to Bryan, College Station, Cameron, and other surrounding areas. Two residential homes are on the property and convey with the sale, but they need renovation or demolition.
Key Highlights
- New construction (2022) of storage units.
- High storage unit occupancy (80%).
- Highway frontage on ST HWY 36 N.
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
$31,657
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
6.66%
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%
$633,140
$633.1K
Cap Rate 7%
$452,243
$452.2K
Cap Rate 9%
$351,744
$351.7K
Market Conditions
NOI Build-Up for 3,300 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
$60.6K $18.36/SF
− Vacancy
−$3.0K −$0.92/SF
EGI
$57.6K $17.44/SF
− OpEx
−$25.9K −$7.85/SF
NOI
$31.7K $9.59/SF
Area
Burleson County, TX
Vacancy
5.00%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
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%
$633,140
Cap Rate 7%
$452,243
Cap Rate 9%
$351,744
Alternative Uses
Best Use
Apartment 5plus
$452.2K
$395.7K – $527.6K
NOI $31,657 @ 7.0% cap · market cap 6.66%
Second Best
Self Storage
$409.5K
$358.3K – $477.7K
NOI $28,662 @ 7.0% cap · market cap 6.03%
Theoretical Best
Office A
$812.6K
$711.0K – $948.0K
NOI $56,881 @ 7.0% cap · market cap 11.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
172
Businesses Nearby
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - RV park and storage units with development potential in Caldwell.
Where is this self storage facility located?
The property is located at 1144 STATE HWY 36 Caldwell, TX.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: New construction (2022) of storage units.; High storage unit occupancy (80%).; Highway frontage on ST HWY 36 N.
