Round Top New Construction
For Sale
$2,500,000
1286 S State Hwy 237, Round Top, TX 78954
7,785 SF new construction on 5 acres in Round Top.
Property Size7,785 SF
Lot Size5.00 Acres
Days on Market269
Property Features for 1286 S State Hwy 237
General Information
Standard status
Active
Size
7,785 SF
Lot size
5.00 Acres
Property subtype
Farm and Ranch Properties
Taxes and HOA fees
Annual Taxes
$11,956
Building Details
Building Size
7,785 SF
Year Built
2024
Stories
2
Listing Agency:
(713) 240-5813
Listed By:
Linda Plant · License #0660736
(713) 240-5813
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 8
Last Checked: Aug 22 at 7:58AM
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 Linda Plant
Investment Insights
Based on property information with market context.
This property features a new construction spanning 7,785 square feet on 5 acres in Round Top. The design blends stone and steel. In addition to the main structure, there is a 1,200 square foot detached garage. The property is an empty shell. It is pre-plumbed with provisions for two baths on the main level. The second floor is planned for a 2-bedroom, 2-bath living space with its own kitchen. The property is suitable as an event space, showroom, boutique hotel, or creative studio. A new water well and buried electric lines with a 600 amp electric box near the front gate are present. The property is fully fenced and not in the flood plain. It is located across the road from the Junk Gypsies World Headquarters and The Porch Antique venue, minutes from Round Top.
Key Highlights
- 7,785 sq ft new construction on 5 acres in Round Top.
- Versatile space suitable for event venue, showroom, hotel, or studio.
- Pre‑plumbed for multiple bathrooms and a 2‑bedroom, 2‑bath living space with kitchen.
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
$105,450
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
4.22%
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%
$2,109,000
$2.1M
Cap Rate 7%
$1,506,429
$1.5M
Cap Rate 9%
$1,171,667
$1.2M
Market Conditions
NOI Build-Up for 7,785 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
$159.7K $20.52/SF
− Vacancy
−$9.1K −$1.17/SF
EGI
$150.6K $19.35/SF
− OpEx
−$45.2K −$5.81/SF
NOI
$105.4K $13.55/SF
Area
Fayette County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$2,109,000
Cap Rate 7%
$1,506,429
Cap Rate 9%
$1,171,667
Alternative Uses
Best Use
Hotel Hospitality
$3.99M
$3.49M – $4.66M
NOI $279,559 @ 7.0% cap · market cap 11.18%
Second Best
Retail
$1.51M
$1.32M – $1.76M
NOI $105,450 @ 7.0% cap · market cap 4.22%
Theoretical Best
Multifamily LT 5
$87.28M
$76.37M – $101.83M
NOI $6,109,696 @ 7.0% cap · market cap 244.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Explore this area
Business Placement
Demographics for 78954, TX
1,144
Population
897
Households
1.3
Avg Household Size
60
Median Age
40%
College-Educated
98%
High-School Grad
73.6 sq mi
ZIP Area
16
Density / Sq Mi
$100,096
Median Household Income
$54,271
Median Earnings
$1,155
Median Rent
$453,500
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Wedding venue - 7,785 SF new construction on 5 acres in Round Top.
Where is this wedding venue located?
The property is located at 1286 S State Hwy 237 Round Top, 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: 7,785 sq ft new construction on 5 acres in Round Top.; Versatile space suitable for event venue, showroom, hotel, or studio.; Pre‑plumbed for multiple bathrooms and a 2‑bedroom, 2‑bath living space with kitchen.
