C-1 Zoned Work/Live
For Sale
$485,000
12711 Ranch Road 12, Wimberley, TX 78676
C-1 zoned property sized 2,340 SF with permitted flexibility for work/live, office, retail, and dining uses.
Property Size2,340 SF
Price / SF$207.26
Days on Market167
Property Features for 12711 Ranch Road 12
General Information
Standard status
Active
Size
2,340 SF
Property subtype
General Commercial
Zoning
C-1
Taxes and HOA fees
Annual Taxes
$7,631
Amenities
3
6 Parking Spaces.
Building Details
Year Built
1983
Listing Agency:
Century 21 Randall Morris & As
(512) 847-2291
Listed By:
Melinda Everett · License #0529656
(512) 695-5963
Source:
Xome
Added: Mar 24
Changed: Sep 2
Last Checked: Sep 5 at 4:37AM
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 Century 21 Randall Morris & As
Investment Insights
Based on property information with market context.
This for-sale property offers C-1 zoning with a broad range of permitted directions, including work/live combinations, office space, retail use, and eating establishments. Public remarks also indicate the option for short-term rental use with a permit (CUP). The property totals 2,340 SF and is positioned to support multiple commercial and mixed-use tenancy scenarios under the C-1 framework.
Located at 12711 Ranch Road 12 in Wimberley, TX 78676, the site’s zoning-driven flexibility may be useful for an owner seeking a property that can accommodate different business or operating models based on applicable approvals.
Located at 12711 Ranch Road 12 in Wimberley, TX 78676, the site’s zoning-driven flexibility may be useful for an owner seeking a property that can accommodate different business or operating models based on applicable approvals.
Key Highlights
- C‑1 zoned property with permitted flexibility for work/live, office, retail, and dining uses
- 2,340 SF property size
- 3 guest facilities
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
$35,870
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
7.40%
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%
$717,400
$717.4K
Cap Rate 7%
$512,429
$512.4K
Cap Rate 9%
$398,556
$398.6K
Market Conditions
NOI Build-Up for 2,340 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
$68.8K $29.40/SF
− Vacancy
−$3.6K −$1.53/SF
EGI
$65.2K $27.87/SF
− OpEx
−$29.3K −$12.54/SF
NOI
$35.9K $15.33/SF
Area
Hays County, TX
Vacancy
5.20%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
45.00%
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%
$717,400
Cap Rate 7%
$512,429
Cap Rate 9%
$398,556
Alternative Uses
Best Use
Office B
$797.1K
$697.5K – $930.0K
NOI $55,798 @ 7.0% cap · market cap 11.50%
Second Best
Apartment 5plus
$512.4K
$448.4K – $597.8K
NOI $35,870 @ 7.0% cap · market cap 7.40%
Theoretical Best
Office A
$978.2K
$855.9K – $1.14M
NOI $68,473 @ 7.0% cap · market cap 14.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
349
Businesses Nearby
Explore this area
Business Placement
Demographics for 78676, TX
14,713
Population
7,487
Households
2
Avg Household Size
52
Median Age
50%
College-Educated
93%
High-School Grad
167.8 sq mi
ZIP Area
88
Density / Sq Mi
$86,819
Median Household Income
$44,745
Median Earnings
$1,432
Median Rent
$476,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - C-1 zoned property sized 2,340 SF with permitted flexibility for work/live, office, retail, and dining uses.
Where is this live-work space located?
The property is located at 12711 Ranch Road 12 Wimberley, TX.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: C‑1 zoned property with permitted flexibility for work/live, office, retail, and dining uses; 2,340 SF property size; 3 guest facilities
