Four-Building Manufacturing
For Sale
Contact for pricing
120 Hermann Sons Rd E, Comfort, TX 78013
Fenced and gated industrial compound with heavy power, reinforced concrete, high clearance, and oversized roll-up doors.
Property Size20,640 SF
Lot Size7.94 Acres
Price / SF$120
Days on Market211
Property Features for 120 Hermann Sons Rd E
General Information
Standard status
Active
Size
20,640 SF
Lot size
7.94 Acres
Property subtype
Industrial
Lease Type
NNN
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Heavy Power
Yes
Building Details
Buildings
4
Stories
1
Listing Agency:
Llano Realty Partners
Listed By:
Jake Esparza · License #TX 809212
(210) 664-3105
Source:
Crexi
Added: Feb 3
Changed: Aug 29
Last Checked: Aug 29 at 6:28PM
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 Llano Realty Partners
Investment Insights
Based on property information with market context.
This manufacturing property comprises four buildings with up to 20,640 square feet of industrial space. The improvements include heavy power, reinforced concrete slab construction, high-clearance interiors, and oversized roll-up doors. The entire site is secured by fencing and gates, supporting a range of industrial operations.
The property occupies 7.94 acres approximately three minutes outside Comfort, Texas, with access to IH-10 located two miles away. Its scale, site security, power capacity, and loading features provide a substantial setting for manufacturing and other industrial uses.
The property occupies 7.94 acres approximately three minutes outside Comfort, Texas, with access to IH-10 located two miles away. Its scale, site security, power capacity, and loading features provide a substantial setting for manufacturing and other industrial uses.
Key Highlights
- Four‑building industrial property with up to 20,640 SF of space
- 7.94‑acre site secured by fencing and gates
- Heavy power service and reinforced concrete slab
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
$150,001
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
6.06%
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%
$3,000,020
$3.0M
Cap Rate 7%
$2,142,871
$2.1M
Cap Rate 9%
$1,666,678
$1.7M
Market Conditions
NOI Build-Up for 20,640 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
$185.8K $9.00/SF
− Vacancy
−$9.3K −$0.45/SF
EGI
$176.5K $8.55/SF
− OpEx
−$26.5K −$1.28/SF
NOI
$150.0K $7.27/SF
Area
Kendall County, TX
Vacancy
5.00%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$3,000,020
Cap Rate 7%
$2,142,871
Cap Rate 9%
$1,666,678
Alternative Uses
Best Use
Warehouse
$2.14M
$1.88M – $2.50M
NOI $150,001 @ 7.0% cap · market cap 6.06%
Second Best
Industrial
$1.76M
$1.54M – $2.06M
NOI $123,530 @ 7.0% cap · market cap 4.99%
Theoretical Best
Office A
$5.41M
$4.74M – $6.32M
NOI $378,950 @ 7.0% cap · market cap 15.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Explore this area
Business Placement
Demographics for 78013, TX
5,868
Population
2,571
Households
2.3
Avg Household Size
49
Median Age
34%
College-Educated
92%
High-School Grad
226.3 sq mi
ZIP Area
26
Density / Sq Mi
$79,770
Median Household Income
$45,151
Median Earnings
$960
Median Rent
$396,700
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?
Manufacturing property - Fenced and gated industrial compound with heavy power, reinforced concrete, high clearance, and oversized roll-up doors.
Where is this manufacturing property located?
The property is located at 120 Hermann Sons Rd E Comfort, TX.
What is the asking price?
The asking price for this property is $2,476,800.
What are key features of this property?
This property features: Four‑building industrial property with up to 20,640 SF of space; 7.94‑acre site secured by fencing and gates; Heavy power service and reinforced concrete slab
