Manor Land with Development
For Sale
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18501 Blake Manor Rd #A, Manor, TX 78653
3.051 acres ideal for residential, commercial, or retail use.
Property Size2,000 SF
Lot Size3.05 Acres
Price / SF$447.50
Days on Market492
Property Features for 18501 Blake Manor Rd #A
General Information
Standard status
Active
Size
2,000 SF
Lot size
3.05 Acres
Property subtype
Land, Multifamily
Building Details
Year Built
1940
Listing Agency:
PSG Real Esatate Services
Listed By:
Giby Parackal · License #TX 623268
Source:
Crexi
Added: Apr 4, 2025
Changed: Aug 8
Last Checked: Jul 15 at 3:02PM
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 PSG Real Esatate Services
Investment Insights
Based on property information with market context.
This 3.051-acre property in Manor presents a unique opportunity for development. The site includes a 3-bed, 2-bath structure and is ideally suited for residential, commercial, or retail business ventures. Situated outside city limits with no known deed restrictions, the location offers flexibility. A walking trail is planned along the main road, connecting Manor Downtown to Metropolitan Park, as part of the ongoing Blake Manor Rd widening project. The property is located in a rapidly growing corridor, directly across from Manor ISD property, and less than a quarter mile from Travis County's East Metropolitan Park and sports complex, making it a prime spot for commercial development. The City of Manor is currently widening Blake Manor Road.
Key Highlights
- 3.051 acres ideal for residential, commercial, or retail use.
- Located outside city limits with no known deed restrictions.
- Prime location in the fastest growing corridor of Manor.
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
$35,216
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
3.93%
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%
$704,320
$704.3K
Cap Rate 7%
$503,086
$503.1K
Cap Rate 9%
$391,289
$391.3K
Market Conditions
NOI Build-Up for 2,000 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
$52.1K $26.04/SF
− Vacancy
−$1.8K −$0.89/SF
EGI
$50.3K $25.15/SF
− OpEx
−$15.1K −$7.55/SF
NOI
$35.2K $17.61/SF
Area
Travis County, TX
Vacancy
3.40%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
30.00%
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%
$704,320
Cap Rate 7%
$503,086
Cap Rate 9%
$391,289
Alternative Uses
Best Use
Retail
$503.1K
$440.2K – $586.9K
NOI $35,216 @ 7.0% cap · market cap 3.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$836.1K
$731.6K – $975.4K
NOI $58,524 @ 7.0% cap · market cap 6.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Explore this area
Business Placement
Demographics for 78653, TX
31,167
Population
12,498
Households
2.5
Avg Household Size
33
Median Age
33%
College-Educated
86%
High-School Grad
105.3 sq mi
ZIP Area
296
Density / Sq Mi
$92,799
Median Household Income
$49,082
Median Earnings
$1,602
Median Rent
$328,400
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - 3.051 acres ideal for residential, commercial, or retail use.
Where is this commercial land located?
The property is located at 18501 Blake Manor Rd #A Manor, TX.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 3.051 acres ideal for residential, commercial, or retail use.; Located outside city limits with no known deed restrictions.; Prime location in the fastest growing corridor of Manor.
