Commercial Land with I-35
For Sale
$1,500,000
1039 Fm 2268, Salado, TX 76571
Commercial property with house, barns, and I-35 access.
Property Size2,800 SF
Price / SF$535.71
Days on Market138
Property Features for 1039 Fm 2268
General Information
Standard status
Active
Size
2,800 SF
Property subtype
CommercialSale
Listing Agency:
Independence Commercial Real Estate, LLC.
(254) 239-9299
Listed By:
Allen Watson · License #0668998
(972) 989-7714
Source:
Cornerstone-properties
Added: Apr 24
Changed: Sep 8
Last Checked: Sep 8 at 8:38AM
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 Independence Commercial Real Estate, LLC.
Investment Insights
Based on property information with market context.
This commercial property in Salado features a house and two barns, offering potential for retail, office, or restaurant use. The property benefits from its location with access to Interstate 35 and Farm to Market Road 2268. The site features three structures, advantageous topography, city water, and a private well. Situated in a rapidly developing area, the property provides visibility and accessibility along the I-35 corridor. The location has a bike score of 20, indicating it is somewhat bikeable, and a walk score of 0, suggesting car dependence.
Key Highlights
- Prime commercial location in Salado with excellent access to Interstate 35 and Farm to Market Road 2268.
- Flexible potential for retail, office, or restaurant use.
- Located in a fast‑growing area with strong visibility along the I‑35 corridor.
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
$49,533
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
3.30%
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%
$990,660
$990.7K
Cap Rate 7%
$707,614
$707.6K
Cap Rate 9%
$550,367
$550.4K
Market Conditions
NOI Build-Up for 2,800 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
$69.9K $24.96/SF
− Vacancy
−$3.8K −$1.37/SF
EGI
$66.0K $23.59/SF
− OpEx
−$16.5K −$5.90/SF
NOI
$49.5K $17.69/SF
Area
Bell County, TX
Vacancy
5.50%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
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%
$990,660
Cap Rate 7%
$707,614
Cap Rate 9%
$550,367
Alternative Uses
Best Use
Specialty Retail
$707.6K
$619.2K – $825.6K
NOI $49,533 @ 7.0% cap · market cap 3.30%
Second Best
Office B
$669.1K
$585.5K – $780.6K
NOI $46,836 @ 7.0% cap · market cap 3.12%
Theoretical Best
Multifamily LT 5
$31.26M
$27.35M – $36.47M
NOI $2,188,066 @ 7.0% cap · market cap 145.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Explore this area
Business Placement
Demographics for 76571, TX
8,937
Population
3,742
Households
2.4
Avg Household Size
45
Median Age
41%
College-Educated
94%
High-School Grad
125.0 sq mi
ZIP Area
71
Density / Sq Mi
$103,341
Median Household Income
$55,545
Median Earnings
$1,172
Median Rent
$395,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Commercial property with house, barns, and I-35 access.
Where is this commercial land located?
The property is located at 1039 Fm 2268 Salado, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Prime commercial location in Salado with excellent access to Interstate 35 and Farm to Market Road 2268.; Flexible potential for retail, office, or restaurant use.; Located in a fast‑growing area with strong visibility along the I‑35 corridor.
