Mixed-Use Property with Highway
For Sale
$475,000
566 State Highway 95, Bastrop, TX 78602
Multiple homes and a warehouse create a flexible mixed-use property with municipal water and a private well.
Property Size2,448 SF
Price / SF$194.04
Days on Market1019
Property Features for 566 State Highway 95
General Information
Standard status
Active
Size
2,448 SF
Total Parking Spaces
25
Property subtype
Commercial Sale / Mixed Use
Taxes and HOA fees
Annual Taxes
$5,440
Building Details
Year Built
1994
Buildings
5
Listing Agency:
Allure Real Estate
(512) 775-0974
Listed By:
Monica Poss · License #0610559
(512) 775-0974
Source:
Compass
Added: Nov 17, 2023
Changed: Aug 30
Last Checked: Aug 31 at 9:52PM
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 Allure Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property occupies 3.1 acres at 566 State Highway 95 and includes four homes plus a warehouse. The improvements date to 1994, providing a combination of residential and commercial components within one property. City water serves the site, which also has a well, and no known restrictions are identified.
The property has 184 feet of frontage along Highway 95, with downtown Bastrop approximately six minutes away and Highway 71 approximately four minutes away. An adjacent 8.4-acre tract along a creek is also available for purchase. The property’s configuration supports consideration of residential, warehouse, and other mixed-use applications, subject to buyer due diligence regarding permitted uses.
The property has 184 feet of frontage along Highway 95, with downtown Bastrop approximately six minutes away and Highway 71 approximately four minutes away. An adjacent 8.4-acre tract along a creek is also available for purchase. The property’s configuration supports consideration of residential, warehouse, and other mixed-use applications, subject to buyer due diligence regarding permitted uses.
Key Highlights
- 3.1‑acre mixed‑use property at 566 State Highway 95, Bastrop, TX 78602
- 184 feet of frontage along Highway 95
- Four homes and a warehouse on the property
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
$40,392
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
8.50%
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%
$807,840
$807.8K
Cap Rate 7%
$577,029
$577.0K
Cap Rate 9%
$448,800
$448.8K
Market Conditions
NOI Build-Up for 2,448 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
$73.4K $30.00/SF
− Vacancy
−$8.8K −$3.60/SF
EGI
$64.6K $26.40/SF
− OpEx
−$24.2K −$9.90/SF
NOI
$40.4K $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%
$807,840
Cap Rate 7%
$577,029
Cap Rate 9%
$448,800
Alternative Uses
Best Use
Mixed Use
$577.0K
$504.9K – $673.2K
NOI $40,392 @ 7.0% cap · market cap 8.50%
Second Best
Warehouse
$352.1K
$308.1K – $410.8K
NOI $24,646 @ 7.0% cap · market cap 5.19%
Theoretical Best
Office A
$959.3K
$839.4K – $1.12M
NOI $67,150 @ 7.0% cap · market cap 14.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
23
Businesses Nearby
Explore this area
Business Placement
Demographics for 78602, TX
33,759
Population
13,485
Households
2.5
Avg Household Size
40
Median Age
27%
College-Educated
87%
High-School Grad
195.3 sq mi
ZIP Area
173
Density / Sq Mi
$86,976
Median Household Income
$41,644
Median Earnings
$1,331
Median Rent
$310,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multiple homes and a warehouse create a flexible mixed-use property with municipal water and a private well.
Where is this mixed-use property located?
The property is located at 566 State Highway 95 Bastrop, TX.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 3.1‑acre mixed‑use property at 566 State Highway 95, Bastrop, TX 78602; 184 feet of frontage along Highway 95; Four homes and a warehouse on the property
