Flex Space with Large
New
For Sale
$674,000
139 Sky Trail, Harper, TX 78631
LAND - Harper, TX
Property Size5,000 SF
Lot Size6.95 Acres
Price / SF$134.80
Days on Market5
Property Features for 139 Sky Trail
General Information
Property type
Land
Property subtype
Other
Subdivision
Kristens Hill
Lot features
Rural Subdivision, Single Family Residential, Native Pasture
Elementary school district
Harper
Middle school district
Harper
High school district
Harper
Standard status
Active
Lot size
6.95 Acres
Taxes and HOA fees
Tax Annual Amount
3491
Utilities
Sewer type
Septic Tank
Water source
Well
Listing Agency:
Fredericksburg Realty
(830) 997-6531
Listed By:
Krista Bennett · License #622568
(830) 998-0633
Added: Aug 18
Last Checked: Aug 22 at 11:06AM
MLS# 105166
Copyright © 2026 Central Hill Country Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This flex-space property includes 6.95 acres and a substantial metal shop measuring approximately 5,000 SF. The building provides an open interior with high ceilings, concrete floors, overhead access, and extensive lighting. A two-story unfinished apartment of approximately 1,500 SF is incorporated within the shop, allowing the interior to be completed and configured by the next owner. Along the west side, approximately 2,500 SF of covered area extends from the building and adds protected space for equipment, vehicles, projects, or storage.
A broad concrete surface surrounds the improvements and accommodates parking, trailers, recreational vehicles, equipment, and outdoor work. The undeveloped portion of the acreage provides additional open ground in a Hill Country setting. Existing services include a private well, septic tank, and CTEC electric service. The property is approximately 3 miles from Harper and US Highway 290, 11 miles from I-10, 18 miles from Kerrville, and 25 miles from Fredericksburg.
A broad concrete surface surrounds the improvements and accommodates parking, trailers, recreational vehicles, equipment, and outdoor work. The undeveloped portion of the acreage provides additional open ground in a Hill Country setting. Existing services include a private well, septic tank, and CTEC electric service. The property is approximately 3 miles from Harper and US Highway 290, 11 miles from I-10, 18 miles from Kerrville, and 25 miles from Fredericksburg.
Key Highlights
- 6.95‑acre property with an approximately 5,000 SF metal shop
- Two‑story unfinished apartment measuring approximately 1,500 SF within the shop
- Approximately 2,500 SF of covered area along the west side of the building
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
$41,039
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
6.09%
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%
$820,780
$820.8K
Cap Rate 7%
$586,271
$586.3K
Cap Rate 9%
$455,989
$456.0K
Market Conditions
NOI Build-Up for 5,000 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
$73.5K $14.70/SF
− Vacancy
−$10.4K −$2.07/SF
EGI
$63.1K $12.63/SF
− OpEx
−$22.1K −$4.42/SF
NOI
$41.0K $8.21/SF
Area
Gillespie County, TX
Vacancy
14.10%
Lease Rate
$14.70 /SF/Yr
Expense Ratio
35.00%
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%
$820,780
Cap Rate 7%
$586,271
Cap Rate 9%
$455,989
Alternative Uses
Best Use
Flex RnD
$586.3K
$513.0K – $684.0K
NOI $41,039 @ 7.0% cap · market cap 6.09%
Second Best
Warehouse
$446.7K
$390.8K – $521.1K
NOI $31,266 @ 7.0% cap · market cap 4.64%
Theoretical Best
Hotel Hospitality
$3.79M
$3.31M – $4.42M
NOI $265,050 @ 7.0% cap · market cap 39.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78631, TX
2,698
Population
1,462
Households
1.8
Avg Household Size
52
Median Age
20%
College-Educated
88%
High-School Grad
299.8 sq mi
ZIP Area
9
Density / Sq Mi
$73,646
Median Household Income
$40,699
Median Earnings
$1,188
Median Rent
$339,100
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Improved acreage with a high-clearance metal shop, covered work area, unfinished apartment, and private utility infrastructure.
Where is this flex space located?
The property is located at 139 Sky Trail Harper, TX.
What is the asking price?
The asking price for this property is $674,000.
What are key features of this property?
This property features: 6.95‑acre property with an approximately 5,000 SF metal shop; Two‑story unfinished apartment measuring approximately 1,500 SF within the shop; Approximately 2,500 SF of covered area along the west side of the building
