Self-Storage Facility with Expansion
For Sale
$2,500,000
4500 Fm 1102 New Braunfels, New Braunfels, TX 78132
Operating storage facility includes 102 units plus 100 uncovered boat and RV parking spaces.
Property Size17,865 SF
Price / SF$139.94
Days on Market38
Property Features for 4500 Fm 1102 New Braunfels
General Information
Standard status
Active
Size
17,865 SF
Total Parking Spaces
100
Property subtype
CommercialSale
Additional Details
Business Included
Yes
Building Details
Year Built
1999
Stories
1
Listing Agency:
OPT
(800) 683-5651
Listed By:
Luagny Jomarron
(800) 683-5651
Source:
Jparhouston
Added: Jul 15
Changed: Aug 18
Last Checked: Aug 21 at 4:01AM
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 OPT
Investment Insights
Based on property information with market context.
This property includes an operating self-storage facility with 102 fully operational storage units and 100 uncovered spaces designed for boat and RV parking.
The site offers more than 7 acres of additional unused land, supported by flexible zoning, providing room to expand or pursue new development concepts.
The offering is being presented for sale with the existing storage operations in place, alongside the opportunity to leverage the surrounding acreage for future commercial use.
The site offers more than 7 acres of additional unused land, supported by flexible zoning, providing room to expand or pursue new development concepts.
The offering is being presented for sale with the existing storage operations in place, alongside the opportunity to leverage the surrounding acreage for future commercial use.
Key Highlights
- Operating storage facility on 7+ acres with 102 fully operational storage units
- Includes 100 uncovered spaces for boat and RV parking
- Over 7 acres of unused land for potential commercial or mixed‑use development
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
$165,673
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
6.63%
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%
$3,313,460
$3.3M
Cap Rate 7%
$2,366,757
$2.4M
Cap Rate 9%
$1,840,811
$1.8M
Market Conditions
NOI Build-Up for 17,865 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
$257.3K $14.40/SF
− Vacancy
−$20.6K −$1.15/SF
EGI
$236.7K $13.25/SF
− OpEx
−$71.0K −$3.97/SF
NOI
$165.7K $9.27/SF
Area
Comal County, TX
Vacancy
8.00%
Lease Rate
$14.40 /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%
$3,313,460
Cap Rate 7%
$2,366,757
Cap Rate 9%
$1,840,811
Alternative Uses
Best Use
Self Storage
$2.37M
$2.07M – $2.76M
NOI $165,673 @ 7.0% cap · market cap 6.63%
Second Best
Warehouse
$1.85M
$1.62M – $2.16M
NOI $129,834 @ 7.0% cap · market cap 5.19%
Theoretical Best
Office A
$4.56M
$3.99M – $5.32M
NOI $318,994 @ 7.0% cap · market cap 12.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
426
Businesses Nearby
Explore this area
Business Placement
Demographics for 78132, TX
37,475
Population
15,356
Households
2.4
Avg Household Size
43
Median Age
53%
College-Educated
96%
High-School Grad
179.3 sq mi
ZIP Area
209
Density / Sq Mi
$126,934
Median Household Income
$63,870
Median Earnings
$1,531
Median Rent
$570,900
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?
Self storage facility - Operating storage facility includes 102 units plus 100 uncovered boat and RV parking spaces.
Where is this self storage facility located?
The property is located at 4500 Fm 1102 New Braunfels New Braunfels, TX.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Operating storage facility on 7+ acres with 102 fully operational storage units; Includes 100 uncovered spaces for boat and RV parking; Over 7 acres of unused land for potential commercial or mixed‑use development
