Mixed-Use Property with Industrial
For Sale
$1,300,000
11722 Fischer, Von Ormy, TX 78073
C-3-zoned property combines level land, an industrial building, and a separate residential home.
Property Size8,160 SF
Price / SF$159.31
Days on Market17
Property Features for 11722 Fischer
General Information
Standard status
Active
Size
8,160 SF
Building Details
Year Built
1974
Listing Agency:
LPT Realty, LLC
(210) 273-9168
Listed By:
Cheryl Ruiz · License #0729404
Source:
Theswinneygroup
Added: Aug 13
Changed: Aug 29
Last Checked: Aug 29 at 11:01AM
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 LPT Realty, LLC
Investment Insights
Based on property information with market context.
This mixed-use property includes an existing 8,160 SF industrial building and a separate 1,987 SF home with three bedrooms and one bathroom. The site has level, flat topography, C-3 zoning, and an indicated 1974 year built. The improvements may support continued use or redevelopment, as described in the property information.
The property fronts Fischer Road and sits 700 feet from I-35, with access to Loop 410. Surrounding employers and institutions include Amazon DSX5, Texas A&M University, the Toyota Manufacturing Plant, and Palo Alto College. The address is 11722 Fischer in Von Ormy, Texas.
The property fronts Fischer Road and sits 700 feet from I-35, with access to Loop 410. Surrounding employers and institutions include Amazon DSX5, Texas A&M University, the Toyota Manufacturing Plant, and Palo Alto College. The address is 11722 Fischer in Von Ormy, Texas.
Key Highlights
- 8,160 SF industrial building on a mixed‑use property
- Separate 1,987 SF home with 3 bedrooms and 1 bathroom
- C‑3 zoning with level, flat topography
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
$80,784
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
6.21%
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%
$1,615,680
$1.6M
Cap Rate 7%
$1,154,057
$1.2M
Cap Rate 9%
$897,600
$897.6K
Market Conditions
NOI Build-Up for 8,160 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
$146.9K $18.00/SF
− Vacancy
−$17.6K −$2.16/SF
EGI
$129.3K $15.84/SF
− OpEx
−$48.5K −$5.94/SF
NOI
$80.8K $9.90/SF
Area
Bexar County, TX
Vacancy
12.00%
Lease Rate
$18.00 /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%
$1,615,680
Cap Rate 7%
$1,154,057
Cap Rate 9%
$897,600
Alternative Uses
Best Use
Mixed Use
$1.15M
$1.01M – $1.35M
NOI $80,784 @ 7.0% cap · market cap 6.21%
Second Best
Industrial
$666.5K
$583.2K – $777.6K
NOI $46,653 @ 7.0% cap · market cap 3.59%
Theoretical Best
Office A
$2.21M
$1.93M – $2.58M
NOI $154,598 @ 7.0% cap · market cap 11.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Explore this area
Business Placement
Demographics for 78073, TX
9,550
Population
3,020
Households
3.2
Avg Household Size
35
Median Age
12%
College-Educated
73%
High-School Grad
53.4 sq mi
ZIP Area
179
Density / Sq Mi
$65,342
Median Household Income
$34,802
Median Earnings
$1,031
Median Rent
$139,600
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?
Mixed-use property - C-3-zoned property combines level land, an industrial building, and a separate residential home.
Where is this mixed-use property located?
The property is located at 11722 Fischer Von Ormy, TX.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 8,160 SF industrial building on a mixed‑use property; Separate 1,987 SF home with 3 bedrooms and 1 bathroom; C‑3 zoning with level, flat topography
