Freestanding Restaurant and Event
For Sale
Contact for pricing
12910 US HIGHWAY 281 N SPRING BRANCH TX 78070-3935, Spring Branch, TX 78070
Turn-key restaurant with private second-floor bar and extensive fenced patios, stage, and event lawn.
Property Size5,109 SF
Lot Size2.21 Acres
Price / SF$411.04
Days on Market55
Property Features for 12910 US HIGHWAY 281 N SPRING BRANCH TX 78070-3935
General Information
Standard status
Active
Size
5,109 SF
Class
B
Lot size
2.21 Acres
Property subtype
Retail
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Business Included
Yes
Building Details
Year Built
1982
Buildings
1
Stories
2
Tenancy
Single
Listing Agency:
Caisson Real Estate Brokerage, LLC
(210) 538-7019
Listed By:
Adam Lippstone · License #TX
Source:
Crexi
Added: Jun 29
Changed: Aug 14
Last Checked: Aug 22 at 5:11AM
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 Caisson Real Estate Brokerage, LLC
Investment Insights
Based on property information with market context.
Beefy's on the Creek is a turn-key, freestanding restaurant and entertainment venue on 2.21 acres. The 5,109 SF building includes a private second-floor event room with its own bar. The outdoor setting is fully fenced and designed for large groups, with multiple dining patios, an outdoor bar, a performance stage, a turf event lawn, and a playground.
The property is positioned at the signalized intersection of US Highway 281 and Rebecca Creek Road in Spring Branch, Texas, with signage at a high-visibility corner location.
For an operator, the configuration supports day-to-day restaurant service alongside scheduled events, thanks to the dedicated upstairs event room and the variety of outdoor programming spaces, including stage and lawn areas. The offering includes both the real estate and the turn-key business operations, allowing an incoming buyer to assume the established Beefy's brand or reposition the second-generation venue as a new concept.
The property is positioned at the signalized intersection of US Highway 281 and Rebecca Creek Road in Spring Branch, Texas, with signage at a high-visibility corner location.
For an operator, the configuration supports day-to-day restaurant service alongside scheduled events, thanks to the dedicated upstairs event room and the variety of outdoor programming spaces, including stage and lawn areas. The offering includes both the real estate and the turn-key business operations, allowing an incoming buyer to assume the established Beefy's brand or reposition the second-generation venue as a new concept.
Key Highlights
- 5,109 SF freestanding restaurant and entertainment venue built in 1982
- Includes private second‑floor event room with its own bar
- 2.21‑acre fully fenced outdoor space with multiple dining patios and outdoor bar
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
$73,275
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
3.49%
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%
$1,465,500
$1.5M
Cap Rate 7%
$1,046,786
$1.0M
Cap Rate 9%
$814,167
$814.2K
Market Conditions
NOI Build-Up for 5,109 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
$101.8K $19.92/SF
− Vacancy
−$4.1K −$0.80/SF
EGI
$97.7K $19.12/SF
− OpEx
−$24.4K −$4.78/SF
NOI
$73.3K $14.34/SF
Area
Comal County, TX
Vacancy
4.00%
Lease Rate
$19.92 /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%
$1,465,500
Cap Rate 7%
$1,046,786
Cap Rate 9%
$814,167
Alternative Uses
Best Use
Specialty Retail
$1.05M
$915.9K – $1.22M
NOI $73,275 @ 7.0% cap · market cap 3.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.30M
$1.14M – $1.52M
NOI $91,225 @ 7.0% cap · market cap 4.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
42
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78070, TX
20,618
Population
8,034
Households
2.6
Avg Household Size
47
Median Age
41%
College-Educated
95%
High-School Grad
133.3 sq mi
ZIP Area
155
Density / Sq Mi
$115,076
Median Household Income
$53,255
Median Earnings
$1,274
Median Rent
$469,500
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?
Conventional restaurant - Turn-key restaurant with private second-floor bar and extensive fenced patios, stage, and event lawn.
Where is this conventional restaurant located?
The property is located at 12910 US HIGHWAY 281 N SPRING BRANCH TX 78070-3935 Spring Branch, TX.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 5,109 SF freestanding restaurant and entertainment venue built in 1982; Includes private second‑floor event room with its own bar; 2.21‑acre fully fenced outdoor space with multiple dining patios and outdoor bar
