Highway-Corner Commercial
For Sale
$250,000
3768 Highway 281, Pleasanton, TX 78064
Corner commercial land with an existing water meter and highway frontage.
Property Size2,914 SF
Price / SF$85.79
Days on Market42
Property Features for 3768 Highway 281
General Information
Standard status
Active
Size
2,914 SF
Listing Agency:
Keller Williams Heritage
(210) 493-3030
Listed By:
Phillip Vaughn
Source:
Theswinneygroup
Added: Jul 19
Changed: Aug 28
Last Checked: Aug 25 at 7:18AM
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 Keller Williams Heritage
Investment Insights
Based on property information with market context.
This 3-acre commercial land tract is positioned at 3768 Highway 281 in Pleasanton, Texas. The site includes three existing structures that are described as having no contributory value, leaving the land as the primary asset. A water meter is already in place.
Highway frontage, a corner configuration, and stated ingress and egress support commercial redevelopment planning. The property is identified as suitable for consideration of a gas station, convenience store, quick-service restaurant, or other retail use requiring exposure to commuter and regional traffic. Its location directly along Highway 281 provides access to a major transportation corridor in the Pleasanton market.
Highway frontage, a corner configuration, and stated ingress and egress support commercial redevelopment planning. The property is identified as suitable for consideration of a gas station, convenience store, quick-service restaurant, or other retail use requiring exposure to commuter and regional traffic. Its location directly along Highway 281 provides access to a major transportation corridor in the Pleasanton market.
Key Highlights
- 3‑acre commercial land tract in Pleasanton, Texas
- Directly positioned on Highway 281
- Corner layout with stated ingress and egress
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
$17,003
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
6.80%
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%
$340,060
$340.1K
Cap Rate 7%
$242,900
$242.9K
Cap Rate 9%
$188,922
$188.9K
Market Conditions
NOI Build-Up for 2,914 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
$26.6K $9.12/SF
− Vacancy
−$2.3K −$0.78/SF
EGI
$24.3K $8.34/SF
− OpEx
−$7.3K −$2.50/SF
NOI
$17.0K $5.83/SF
Area
Atascosa County, TX
Vacancy
8.60%
Lease Rate
$9.12 /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%
$340,060
Cap Rate 7%
$242,900
Cap Rate 9%
$188,922
Alternative Uses
Best Use
Specialty Retail
$736.4K
$644.4K – $859.2K
NOI $51,550 @ 7.0% cap · market cap 20.62%
Second Best
Retail
$614.7K
$537.8K – $717.1K
NOI $43,027 @ 7.0% cap · market cap 17.21%
Theoretical Best
Hotel Hospitality
$2.19M
$1.92M – $2.56M
NOI $153,641 @ 7.0% cap · market cap 61.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 78064, TX
15,710
Population
6,179
Households
2.5
Avg Household Size
38
Median Age
21%
College-Educated
83%
High-School Grad
281.4 sq mi
ZIP Area
56
Density / Sq Mi
$69,407
Median Household Income
$36,185
Median Earnings
$1,109
Median Rent
$216,300
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?
Commercial land - Corner commercial land with an existing water meter and highway frontage.
Where is this commercial land located?
The property is located at 3768 Highway 281 Pleasanton, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 3‑acre commercial land tract in Pleasanton, Texas; Directly positioned on Highway 281; Corner layout with stated ingress and egress
