Freestanding Restaurant with Outdoor
New
For Sale
Contact for pricing
12910 US Highway 281 N, Spring Branch, TX 78070
Turn-key restaurant operations accompany a fenced property with patios, lawn, stage, and outdoor bar.
Property Size5,109 SF
Lot Size2.21 Acres
Price / SF$411.04
Days on Market6
Property Features for 12910 US Highway 281 N
General Information
Standard status
Active
Size
5,109 SF
Lot size
2.21 Acres
Property subtype
RETAIL
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Patio
Yes
Amenities
fully fenced venue
outdoor bar
stage
lawn
Listing Agency:
Caisson Real Estate
(210) 789-8841
Listed By:
Jonathon Webster · License ##771633
(210) 789-8841
Source:
Moodyscre
Added: Aug 17
Changed: Aug 18
Last Checked: Aug 21 at 12:24PM
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
Investment Insights
Based on property information with market context.
This 5,109-square-foot freestanding restaurant facility is offered with the associated turn-key business operations. The property encompasses 2.21 acres and includes a fully fenced venue with an outdoor bar, stage, patios, and lawn. The sale also allows a buyer to continue the existing brand or introduce a different restaurant concept.
The property sits at the signalized intersection of US-281 and Rebecca Creek Road in Spring Branch, Texas. Its position along US Highway 281 provides a visible setting for restaurant and hospitality operations, while the combination of indoor facilities and outdoor event-oriented improvements creates a flexible operating environment.
The property sits at the signalized intersection of US-281 and Rebecca Creek Road in Spring Branch, Texas. Its position along US Highway 281 provides a visible setting for restaurant and hospitality operations, while the combination of indoor facilities and outdoor event-oriented improvements creates a flexible operating environment.
Key Highlights
- 5,109 SF freestanding second‑generation restaurant facility
- 2.21‑acre property at the signalized intersection of US‑281 and Rebecca Creek Rd
- Sale includes real estate and turn‑key business operations
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
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
45
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Turn-key restaurant operations accompany a fenced property with patios, lawn, stage, and outdoor bar.
Where is this conventional restaurant located?
The property is located at 12910 US Highway 281 N 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 second‑generation restaurant facility; 2.21‑acre property at the signalized intersection of US‑281 and Rebecca Creek Rd; Sale includes real estate and turn‑key business operations
