Mixed-Use Property with RV
For Sale
$399,000
Pending
130-128 Gonzales Street, Paige, TX 78659
Versatile commercial property with a separate studio residence, RV utility connections, and multiple existing building features.
Property Size2,144 SF
Lot Size0.81 Acres
Days on Market1165
Property Features for 130-128 Gonzales Street
General Information
Standard status
Pending
Size
2,144 SF
Total Parking Spaces
4
Lot size
0.81 Acres
Property subtype
Commercial Sale / Mixed Use
Site & Location
Pylon Signage
Yes
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Equipment Included
No
Taxes and HOA fees
Annual Taxes
$1,360
Amenities
cozy studio house
upgraded kitchen
gleaming wood floors
modern full bathroom
durable metal roof
two separate septic systems
RV parking with electrical and water hookups
lighted highway sign
Building Details
Year Built
1935
Buildings
1
Listing Agency:
Stanberry REALTORS
(325) 669-9021
Listed By:
Jeffrey Estes · License #0657283
(325) 669-9021
Source:
Compass
Added: Jun 23, 2023
Changed: Aug 29
Last Checked: Aug 29 at 3:23PM
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 Stanberry REALTORS
Investment Insights
Based on property information with market context.
This mixed-use property at 130-128 Gonzales Street includes a primary commercial building with an updated interior, select fixtures, and a layout that includes space for a chapel or fellowship hall, kitchen, and other community-oriented uses. Commercial-grade appliances may also be negotiated. The property encompasses 0.81 acres and includes a separate 720-square-foot studio residence with an upgraded kitchen, wood flooring, full bathroom, and metal roof.
A second portion of the property at 127 Lockhart is configured for RV parking, with electrical and water hookups for four RVs. Two separate septic systems serve the property. A lighted highway sign at the corner of Gonzales and Hwy 290 may be conveyed, subject to the existing owner's agreement to continue renting the sign space to the buyer.
A second portion of the property at 127 Lockhart is configured for RV parking, with electrical and water hookups for four RVs. Two separate septic systems serve the property. A lighted highway sign at the corner of Gonzales and Hwy 290 may be conveyed, subject to the existing owner's agreement to continue renting the sign space to the buyer.
Key Highlights
- 0.81‑acre mixed‑use property on Gonzales Street in Paige, TX
- Separate 720 sq. ft. studio house with upgraded kitchen and full bathroom
- RV area at 127 Lockhart has electrical and water hookups for four RVs
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
$35,376
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
8.87%
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%
$707,520
$707.5K
Cap Rate 7%
$505,371
$505.4K
Cap Rate 9%
$393,067
$393.1K
Market Conditions
NOI Build-Up for 2,144 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
$64.3K $30.00/SF
− Vacancy
−$7.7K −$3.60/SF
EGI
$56.6K $26.40/SF
− OpEx
−$21.2K −$9.90/SF
NOI
$35.4K $16.50/SF
Area
Bastrop County, TX
Vacancy
12.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$707,520
Cap Rate 7%
$505,371
Cap Rate 9%
$393,067
Alternative Uses
Best Use
Retail
$539.3K
$471.9K – $629.2K
NOI $37,752 @ 7.0% cap · market cap 9.46%
Second Best
Mixed Use
$505.4K
$442.2K – $589.6K
NOI $35,376 @ 7.0% cap · market cap 8.87%
Theoretical Best
Office A
$840.2K
$735.1K – $980.2K
NOI $58,811 @ 7.0% cap · market cap 14.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 78659, TX
3,911
Population
1,339
Households
2.9
Avg Household Size
42
Median Age
37%
College-Educated
97%
High-School Grad
116.7 sq mi
ZIP Area
34
Density / Sq Mi
$100,625
Median Household Income
$54,471
Median Earnings
$332,800
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?
Mixed-use property - Versatile commercial property with a separate studio residence, RV utility connections, and multiple existing building features.
Where is this mixed-use property located?
The property is located at 130-128 Gonzales Street Paige, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 0.81‑acre mixed‑use property on Gonzales Street in Paige, TX; Separate 720 sq. ft. studio house with upgraded kitchen and full bathroom; RV area at 127 Lockhart has electrical and water hookups for four RVs
