Updated Live-Work Farmhouse
For Sale
$1,790,000
16680 W Fm 2790 S, Lytle, TX 78052
Renovated live-work estate with farmhouse character, updated systems, and a large storage barn for flexible day-to-day use.
Property Size4,760 SF
Lot Size1.87 Acres
Price / SF$376.05
Days on Market44
Property Features for 16680 W Fm 2790 S
General Information
Standard status
Active
Size
4,760 SF
Lot size
1.87 Acres
Property subtype
Commercial
Building Details
Year Built
2002
Stories
1
Listing Agency:
Buckhorn Realty, LLC
(210) 509-4911
Listed By:
Bryan Wilson ([email protected])
Source:
Sanantoniosfinestrealty
Added: Jun 30
Changed: Aug 8
Last Checked: Aug 11 at 7:15AM
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 Buckhorn Realty, LLC
Investment Insights
Based on property information with market context.
This Texas country estate offers nearly 4,800 square feet of updated living space within a farmhouse-style remodel. The home includes spacious living and gathering areas, an expansive kitchen, and a wide-open floor plan designed to support flexible household arrangements, including multi-generational living or private retreats. Improvements and upgrades include updated HVAC systems, whole-home water filtration, upgraded appliances, newer commercial-grade flooring, updated roofing, and added security and landscape lighting. The property also features a large storage barn, outdoor gathering areas, mature trees, ample parking, and solar roof vents. A rebuilt front porch was completed in 2025, adding to the property’s recently refreshed presentation.
The setting is rural, yet described as just minutes from San Antonio, Lytle, and Devine. The combination of indoor space, outdoor areas, and additional storage is intended to serve both personal and business-use needs from the same address.
For buyers seeking a distinctive live-work environment or an executive-style home base with dedicated storage, this property’s mix of updated interiors and on-site utility supports a range of uses, from home-based business headquarters to multi-generational compounds or an event-ready retreat. The extensive upgrade history and turnkey upgrades to major systems make it practical for an owner-operator who wants usable space immediately.
The setting is rural, yet described as just minutes from San Antonio, Lytle, and Devine. The combination of indoor space, outdoor areas, and additional storage is intended to serve both personal and business-use needs from the same address.
For buyers seeking a distinctive live-work environment or an executive-style home base with dedicated storage, this property’s mix of updated interiors and on-site utility supports a range of uses, from home-based business headquarters to multi-generational compounds or an event-ready retreat. The extensive upgrade history and turnkey upgrades to major systems make it practical for an owner-operator who wants usable space immediately.
Key Highlights
- Year built 2002 home with nearly 4,800 sq ft of renovated living space on approx. 1.87 acres
- Extensive updates include a complete farmhouse‑style remodel with custom built‑ins, updated appliances, and newer commercial‑grade flooring
- Upgraded systems include updated HVAC and whole‑home water filtration, plus solar roof vents
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
$81,668
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
4.56%
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%
$1,633,360
$1.6M
Cap Rate 7%
$1,166,686
$1.2M
Cap Rate 9%
$907,422
$907.4K
Market Conditions
NOI Build-Up for 4,760 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
$121.7K $25.56/SF
− Vacancy
−$12.8K −$2.68/SF
EGI
$108.9K $22.88/SF
− OpEx
−$27.2K −$5.72/SF
NOI
$81.7K $17.16/SF
Area
Atascosa County, TX
Vacancy
10.50%
Lease Rate
$25.56 /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%
$1,633,360
Cap Rate 7%
$1,166,686
Cap Rate 9%
$907,422
Alternative Uses
Best Use
Office B
$1.17M
$1.02M – $1.36M
NOI $81,668 @ 7.0% cap · market cap 4.56%
Second Best
Mixed Use
$673.2K
$589.1K – $785.4K
NOI $47,124 @ 7.0% cap · market cap 2.63%
Theoretical Best
Hotel Hospitality
$3.59M
$3.14M – $4.18M
NOI $250,971 @ 7.0% cap · market cap 14.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 78052, TX
7,443
Population
2,412
Households
3.1
Avg Household Size
38
Median Age
18%
College-Educated
91%
High-School Grad
38.4 sq mi
ZIP Area
194
Density / Sq Mi
$69,018
Median Household Income
$40,223
Median Earnings
$1,076
Median Rent
$178,900
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?
Live-work space - Renovated live-work estate with farmhouse character, updated systems, and a large storage barn for flexible day-to-day use.
Where is this live-work space located?
The property is located at 16680 W Fm 2790 S Lytle, TX.
What is the asking price?
The asking price for this property is $1,790,000.
What are key features of this property?
This property features: Year built 2002 home with nearly 4,800 sq ft of renovated living space on approx. 1.87 acres; Extensive updates include a complete farmhouse‑style remodel with custom built‑ins, updated appliances, and newer commercial‑grade flooring; Upgraded systems include updated HVAC and whole‑home water filtration, plus solar roof vents
