Mini Storage and RV
For Sale
$475,000
1144 STATE HWY 36, Caldwell, TX 77836
COMMERCIAL - Caldwell, TX
Property Size3,300 SF
Lot Size2.23 Acres
Price / SF$143.94
Days on Market262
Property Features for 1144 STATE HWY 36
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
One To Three Acres, Outside City Limits
Directions
ST HWY 36 N or coming off of Hwy 21, take Hwy 36 N and property is on your right.
Standard status
Active
APN
12257
Size
3,300 SF
Lot size
2.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
A0054 RUIZ F 2.232 ACRES
Legal Description
A0054 RUIZ F 2.232 ACRES
Utilities
Sewer type
Septic Tank
Water source
Well, Private
Amenities
laundry room
shower
bathroom
Building Details
Year built
2022
Floors in Building
1
Flooring type
Concrete
Building materials
MetalFrame
Roof type
Metal
Listing Agency:
All City Real Estate Ltd. Co
(866) 277-6005
Listed By:
Christine Gordon · License #0480316
(254) 371-2773
Added: Nov 19, 2025
Changed: Aug 4
Last Checked: Aug 8 at 6:06AM
MLS# 598349
Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Bar-L Mini Storage and RV Park features 27 all-metal storage units, each measuring 10 by 10, built in 2022. The RV park portion includes 12 RV spots with power service for four 50-amp and eight 30-amp spaces. Common facilities include a laundry room with four washer and four dryer connections, plus shower and bathroom access for resident use.
The property is located off State Highway 36 N in Caldwell and has approximately 100 feet of highway frontage for entrance. It sits on approximately 2.23 acres and includes a well on-site for water use.
The listing notes the property has room for development and includes two residential homes that convey and need to be torn down or renovated.
The property is located off State Highway 36 N in Caldwell and has approximately 100 feet of highway frontage for entrance. It sits on approximately 2.23 acres and includes a well on-site for water use.
The listing notes the property has room for development and includes two residential homes that convey and need to be torn down or renovated.
Key Highlights
- Bar‑L Mini Storage and RV Park built in 2022 on approx. 2.23 acres with approx. 100 ft wide highway frontage off SH HWY 36 N in Caldwell
- Includes 12 RV spots with four 50‑amp and eight 30‑amp hookups
- Includes 27 metal storage units, each 10 x 10, with 80% occupancy
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
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Bar-L Mini Storage and RV Park offers metal 10-by-10 units and 12 RV spots on 2.23 acres.
Where is this mobile home & rv park 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: Bar‑L Mini Storage and RV Park built in 2022 on approx. 2.23 acres with approx. 100 ft wide highway frontage off SH HWY 36 N in Caldwell; Includes 12 RV spots with four 50‑amp and eight 30‑amp hookups; Includes 27 metal storage units, each 10 x 10, with 80% occupancy
