Building Details

Building Size 4,400 SF

Year Built 2024

Listing Agency: The Commercial Professionals a***@thecommercialprofessionals.com Show Phone

Listed By: Adam Olsen, CCIM · License #TX #0642075

Source: Thecommercialprofessionals

Added: Jun 24 Changed: Aug 8 Last Checked: Aug 26 at 5:53AM

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Investment Insights

Based on property information with market context.

This fully equipped live-work property includes a substantial commercial-grade workshop and an on-site personal residence, both offered as part of the sale. The workshop measures approximately 110’ x 40’ (about 4,400 SF) and features four bays with roll-up doors designed for vehicle and equipment access. Inside, there is office space and dedicated storage areas, along with an air-conditioned workshop setup intended for year-round functionality.

The sale also includes an extensive automotive and mechanical equipment package, including a car lift, mill, lathe, compressor system, plasma cutter, torches, benches, tools, safes, and other industrial equipment. The home is described as fully furnished and the shop is fully equipped, supporting immediate operational capabilities for an owner-operator or contractor-style use.

As presented, the property is built around an integrated residential and commercial workspace configuration, offering a single-site setup for hands-on mechanical work and daily living.

Key Highlights

• Built in 2024 live/work setup with a personal residence included in the sale
• Approx. 4,400 SF commercial‑grade workshop (110’ x 40’) with four bays and roll‑up doors
• Air‑conditioned workshop plus office space and dedicated storage areas

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

$58,937

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

6.04%

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%

$1,178,740 $1.2M

Cap Rate 7%

$841,957 $842.0K

Cap Rate 9%

$654,856 $654.9K

Market Conditions

NOI Build-Up for 4,400 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

$108.2K $24.60/SF

− Vacancy

−$29.7K −$6.74/SF

EGI

$78.6K $17.86/SF

− OpEx

−$19.6K −$4.46/SF

NOI

$58.9K $13.39/SF

Area

McLennan County, TX

Vacancy

27.40%

Lease Rate

$24.60 /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%

$1,178,740

Cap Rate 7%

$841,957

Cap Rate 9%

$654,856

Alternative Uses

Best Use

Office B

$842.0K

$736.7K – $982.3K (±1% cap)

NOI $58,937 @ 7.0% cap · market cap 6.04%

Second Best

Mixed Use

$622.3K

$544.5K – $726.0K (±1% cap)

NOI $43,560 @ 7.0% cap · market cap 4.47%

Theoretical Best

Multifamily LT 5

$54.81M

$47.96M – $63.95M (±1% cap)

NOI $3,836,927 @ 7.0% cap · market cap 393.53%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Live-work space

Suggested Use

Top Pick HVAC Service Auto Repair Shop Big Box & Wholesale Store Cafe & Coffee Shop Daycare Center Pet Store & Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

11

Businesses Nearby

Explore this area Business Placement

Demographics for 76524, TX

2,700

Population

1,473

Households

1.8

Avg Household Size

44

Median Age

19%

College-Educated

84%

High-School Grad

61.0 sq mi

ZIP Area

44

Density / Sq Mi

$74,671

Median Household Income

$42,101

Median Earnings

$1,138

Median Rent

$200,000

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

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What type of property is this? Where is this live-work space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Live-work space - Turnkey live-work property with a large commercial-grade workshop, roll-up doors, office space, and a furnished residence.

Where is this live-work space located?

The property is located at 414 County Road 437 Eddy, TX.

What is the asking price?

The asking price for this property is $975,000.

What are key features of this property?

This property features: Built in 2024 live/work setup with a personal residence included in the sale; Approx. 4,400 SF commercial‑grade workshop (110’ x 40’) with four bays and roll‑up doors; Air‑conditioned workshop plus office space and dedicated storage areas