Downtown Retail
For Sale
$425,000
124 W Vaughan ST, Bertram, TX 78605
Restored storefront with an open floor plan, original hardwood floors, kitchen/break area, private office, and rear loading access.
Property Size1,930 SF
Days on Market56
Property Features for 124 W Vaughan ST
General Information
Standard status
Active
Size
1,930 SF
Property subtype
Retail
Taxes and HOA fees
Annual Taxes
$3,501
Amenities
kitchen/break area
private office
two restrooms
rear loading access
detached storage building
Building Details
Building Size
1,930 SF
Year Built
1935
Listing Agency:
DeKeratry Real Estate
Listed By:
Joseph Vandenhouten
(512) 876-9361
Source:
Zellteam
Added: Jul 21
Changed: Sep 12
Last Checked: Sep 13 at 1:07PM
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 DeKeratry Real Estate
Investment Insights
Based on property information with market context.
124 W. Vaughan Street is a restored commercial storefront property in downtown Bertram with a spacious open floor plan. Interior features include original hardwood floors, decorative pressed ceilings, and large storefront windows that bring in natural light. The space is supported by a kitchen/break area, a private office, and two restrooms, along with rear loading access. A detached storage building is also included.
The property is positioned next to the Globe Theater in downtown Bertram, with walkability noted as car-dependent based on available scores.
With storefront visibility, multiple interior rooms, and rear loading access plus detached storage, the building offers a versatile layout suitable for a range of commercial uses.
The property is positioned next to the Globe Theater in downtown Bertram, with walkability noted as car-dependent based on available scores.
With storefront visibility, multiple interior rooms, and rear loading access plus detached storage, the building offers a versatile layout suitable for a range of commercial uses.
Key Highlights
- Built in 1935 and restored commercial property in downtown Bertram next to the Globe Theater
- Spacious open floor plan with original hardwood floors and decorative pressed ceilings
- Large storefront windows provide natural light
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
$35,346
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
8.32%
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%
$706,920
$706.9K
Cap Rate 7%
$504,943
$504.9K
Cap Rate 9%
$392,733
$392.7K
Market Conditions
NOI Build-Up for 1,930 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 $27.00/SF
− Vacancy
−$1.6K −$0.84/SF
EGI
$50.5K $26.16/SF
− OpEx
−$15.1K −$7.85/SF
NOI
$35.3K $18.31/SF
Area
Burnet County, TX
Vacancy
3.10%
Lease Rate
$27.00 /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%
$706,920
Cap Rate 7%
$504,943
Cap Rate 9%
$392,733
Alternative Uses
Best Use
Retail
$504.9K
$441.8K – $589.1K
NOI $35,346 @ 7.0% cap · market cap 8.32%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$1.45M
$1.27M – $1.70M
NOI $101,759 @ 7.0% cap · market cap 23.94%
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
225
Businesses Nearby
23k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 90%
Dining 10%
Shell
Shops & Services
9,396 visits/mo
0.4 miles
Dollar General
Shops & Services
8,087 visits/mo
0.4 miles
Exxon
Shops & Services
3,589 visits/mo
0.1 miles
Krispy Krunchy Chicken
Dining
2,233 visits/mo
0.2 miles
Demographics for 78605, TX
6,246
Population
2,972
Households
2.1
Avg Household Size
44
Median Age
18%
College-Educated
81%
High-School Grad
172.0 sq mi
ZIP Area
36
Density / Sq Mi
$81,833
Median Household Income
$37,346
Median Earnings
$1,181
Median Rent
$270,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Storefront property - Restored storefront with an open floor plan, original hardwood floors, kitchen/break area, private office, and rear loading access.
Where is this storefront property located?
The property is located at 124 W Vaughan ST Bertram, TX.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Built in 1935 and restored commercial property in downtown Bertram next to the Globe Theater; Spacious open floor plan with original hardwood floors and decorative pressed ceilings; Large storefront windows provide natural light
