Versatile Commercial Tract on
For Sale
$698,500
11605 Fitzhugh Rd, Austin, TX 78736
1.77-acre commercial tract for live/work setup with expansion potential.
Property Size1,228 SF
Lot Size1.77 Acres
Price / SF$568.81
Days on Market148
Property Features for 11605 Fitzhugh Rd
General Information
Standard status
Active
Size
1,228 SF
Lot size
1.77 Acres
Building Details
Year Built
2020
Listing Agency:
Stanberry REALTORS
Listed By:
Scott Daves · License #0470497
(512) 894-3488
Source:
Karinedsouza
Added: Apr 24
Changed: Sep 8
Last Checked: Sep 15 at 9:29PM
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 Stanberry REALTORS
Investment Insights
Based on property information with market context.
This 1.77-acre commercial tract presents a rare opportunity for acquisition, ideally suited for a live/work setup. The property is particularly well-suited for landscaping companies, contractors, or businesses requiring outdoor storage, offering functional flexibility with the potential to live upstairs and operate a business below. Located at the end of Fitzhugh Road, the site provides easy access to HWY 290, ensuring excellent connectivity to both Austin and Dripping Springs. The tract offers ample room for expansion, including space for an additional building, making it a strong long-term investment for owner-users or investors seeking a well-positioned commercial asset. The location has a bike score of 7, indicating it is somewhat bikeable, and a walk score of 0, indicating car dependence.
Key Highlights
- 1.77‑acre commercial tract suitable for live/work setup.
- Ideal for businesses needing outdoor storage (landscaping, contractors).
- Located at the end of Fitzhugh Road with easy access to HWY 290.
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
$20,723
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
2.97%
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%
$414,460
$414.5K
Cap Rate 7%
$296,043
$296.0K
Cap Rate 9%
$230,256
$230.3K
Market Conditions
NOI Build-Up for 1,228 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
$36.8K $30.00/SF
− Vacancy
−$3.7K −$3.00/SF
EGI
$33.2K $27.00/SF
− OpEx
−$12.4K −$10.13/SF
NOI
$20.7K $16.88/SF
Area
Austin, TX
Vacancy
10.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$414,460
Cap Rate 7%
$296,043
Cap Rate 9%
$230,256
Alternative Uses
Best Use
Mixed Use
$296.0K
$259.0K – $345.4K
NOI $20,723 @ 7.0% cap · market cap 2.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$481.2K
$421.1K – $561.4K
NOI $33,685 @ 7.0% cap · market cap 4.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Explore this area
Business Placement
Demographics for 78736, TX
10,165
Population
4,539
Households
2.2
Avg Household Size
40
Median Age
54%
College-Educated
97%
High-School Grad
22.3 sq mi
ZIP Area
456
Density / Sq Mi
$100,761
Median Household Income
$52,920
Median Earnings
$1,849
Median Rent
$556,400
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 1.77-acre commercial tract for live/work setup with expansion potential.
Where is this mixed-use property located?
The property is located at 11605 Fitzhugh Rd Austin, TX.
What is the asking price?
The asking price for this property is $698,500.
What are key features of this property?
This property features: 1.77‑acre commercial tract suitable for live/work setup.; Ideal for businesses needing outdoor storage (landscaping, contractors).; Located at the end of Fitzhugh Road with easy access to HWY 290.
