Private Acreage Resort
For Sale
$1,850,000
Pending
1327 Schumann Road, Stonewall, TX 78671
Single-story retreat with four bedrooms, vaulted ceilings, and an outdoor soaking tub.
Property Size2,535 SF
Lot Size14.00 Acres
Days on Market111
Property Features for 1327 Schumann Road
General Information
Standard status
Pending
Size
2,535 SF
Lot size
14.00 Acres
Property subtype
Commercial
Site & Location
Road Access
Yes
Fenced Yard
Yes
Building Details
Year Built
2019
Stories
1
Listing Agency:
Compass
(512) 777-0205
Listed By:
Tammy Young, SEED Property Group · License #580831
(512) 777-0205
Source:
Compass
Added: May 12
Changed: Aug 30
Last Checked: Aug 30 at 1:18AM
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 Compass
Investment Insights
Based on property information with market context.
The Albert House is a 2,535-square-foot, single-story retreat completed in 2019 with four bedrooms and 3.5 baths. Its central living, dining, and kitchen area features vaulted ceilings, exposed beams, extensive natural light, and hill country views. A covered back porch extends the gathering space outdoors, while the primary suite includes a spa-style bath, walk-in closet, and direct access to an outdoor soaking tub and shower. The kitchen includes a Bertazzoni dual-fuel range, vent hood, KitchenAid refrigerator and dishwasher, quartzite backsplash, and a large island.
The property encompasses 14 acres on a county-maintained dead-end road with no through traffic. It is fully fenced, carries a wildlife exemption, and includes a grove of live oaks behind the house. Downtown Fredericksburg and Johnson City are each approximately 25 minutes away, the Albert Dance Hall is five minutes away, and wineries and distilleries are within a 10-minute drive. There is no HOA, and light deed restrictions allow for additional structures, a casita, studio, workshop, barn, horses, vines, and events.
The property encompasses 14 acres on a county-maintained dead-end road with no through traffic. It is fully fenced, carries a wildlife exemption, and includes a grove of live oaks behind the house. Downtown Fredericksburg and Johnson City are each approximately 25 minutes away, the Albert Dance Hall is five minutes away, and wineries and distilleries are within a 10-minute drive. There is no HOA, and light deed restrictions allow for additional structures, a casita, studio, workshop, barn, horses, vines, and events.
Key Highlights
- 14 acres of total privacy with a wildlife exemption in place
- 2,535‑square‑foot single‑story home built in 2019
- Four bedrooms and 3.5 baths with an open living, dining, and kitchen area
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
$134,380
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
7.26%
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%
$2,687,600
$2.7M
Cap Rate 7%
$1,919,714
$1.9M
Cap Rate 9%
$1,493,111
$1.5M
Market Conditions
NOI Build-Up for 2,535 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
$304.2K $120.00/SF
− Vacancy
−$21.3K −$8.40/SF
EGI
$282.9K $111.60/SF
− OpEx
−$148.5K −$58.59/SF
NOI
$134.4K $53.01/SF
Area
Gillespie County, TX
Vacancy
7.00%
Lease Rate
$120.00 /SF/Yr
Expense Ratio
52.50%
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%
$2,687,600
Cap Rate 7%
$1,919,714
Cap Rate 9%
$1,493,111
Alternative Uses
Best Use
Hotel Hospitality
$1.92M
$1.68M – $2.24M
NOI $134,380 @ 7.0% cap · market cap 7.26%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
Explore this area
Business Placement
Demographics for 78671, TX
624
Population
264
Households
2.4
Avg Household Size
54
Median Age
33%
College-Educated
100%
High-School Grad
47.7 sq mi
ZIP Area
13
Density / Sq Mi
$34,522
Median Household Income
$31,000
Median Earnings
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Resort - Single-story retreat with four bedrooms, vaulted ceilings, and an outdoor soaking tub.
Where is this resort located?
The property is located at 1327 Schumann Road Stonewall, TX.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: 14 acres of total privacy with a wildlife exemption in place; 2,535‑square‑foot single‑story home built in 2019; Four bedrooms and 3.5 baths with an open living, dining, and kitchen area
