Mixed-Use Property With Tiny
For Sale
$995,000
14147 FM 306, Canyon Lake, TX 78133
Income-producing property with a primary residence, short-term rental units, and supporting outdoor and utility improvements.
Property Size5,107 SF
Price / SF$194.83
Days on Market115
Property Features for 14147 FM 306
General Information
Standard status
Active
Size
5,107 SF
Property subtype
Mixed Use
Additional Details
Asking Price
$1,739,000
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$12,192
Amenities
pickleball courts
turf dog park
larger dog park
seating gazebos
gym
private shower facilities
office
laundry room
gazebo with a fireplace and grill
Central Air
3
Parking.
20 Parking Spaces. Detached Carport, RV Parking, No Parking.
Building Details
Year Built
1998
Listing Agency:
RE/MAX GATEWAY
(512) 610-7653
Listed By:
Steve Cossette · License #0529781
(512) 299-6570
Source:
Xome
Added: May 17
Changed: Sep 8
Last Checked: Sep 8 at 2:45PM
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 RE/MAX GATEWAY
Investment Insights
Based on property information with market context.
This mixed-use property at 14147 FM 306 includes a three-bedroom, two-bathroom main residence, three tiny homes operating as short-term rentals, and several supporting improvements. Additional features include a laundry building with four washers and four dryers, a gazebo equipped with a fireplace and grill, a metal workshop, a well house, and a storage shed. The main home is currently owner-occupied.
The property is positioned near Canyon Lake and the Guadalupe River, approximately four minutes from Whitewater Amphitheater and about twenty minutes from Gruene Hall. The combination of residential accommodations, short-term rental units, and onsite support buildings creates a varied mixed-use configuration in a visitor-oriented area.
The property is positioned near Canyon Lake and the Guadalupe River, approximately four minutes from Whitewater Amphitheater and about twenty minutes from Gruene Hall. The combination of residential accommodations, short-term rental units, and onsite support buildings creates a varied mixed-use configuration in a visitor-oriented area.
Key Highlights
- Three‑bedroom, two‑bathroom main residence
- Three tiny homes currently used as short‑term rentals
- Laundry room with four washers and four dryers
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
$67,412
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
6.78%
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%
$1,348,240
$1.3M
Cap Rate 7%
$963,029
$963.0K
Cap Rate 9%
$749,022
$749.0K
Market Conditions
NOI Build-Up for 5,107 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
$122.6K $24.00/SF
− Vacancy
−$14.7K −$2.88/SF
EGI
$107.9K $21.12/SF
− OpEx
−$40.4K −$7.92/SF
NOI
$67.4K $13.20/SF
Area
Comal County, TX
Vacancy
12.00%
Lease Rate
$24.00 /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%
$1,348,240
Cap Rate 7%
$963,029
Cap Rate 9%
$749,022
Alternative Uses
Best Use
Mixed Use
$963.0K
$842.7K – $1.12M
NOI $67,412 @ 7.0% cap · market cap 6.78%
Second Best
Apartment 5plus
$650.0K
$568.8K – $758.4K
NOI $45,503 @ 7.0% cap · market cap 4.57%
Theoretical Best
Office A
$1.30M
$1.14M – $1.52M
NOI $91,190 @ 7.0% cap · market cap 9.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
113
Businesses Nearby
Explore this area
Business Placement
Demographics for 78133, TX
20,787
Population
11,208
Households
1.9
Avg Household Size
52
Median Age
33%
College-Educated
94%
High-School Grad
75.5 sq mi
ZIP Area
275
Density / Sq Mi
$80,777
Median Household Income
$45,470
Median Earnings
$1,236
Median Rent
$300,100
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Mixed-use property - Income-producing property with a primary residence, short-term rental units, and supporting outdoor and utility improvements.
Where is this mixed-use property located?
The property is located at 14147 FM 306 Canyon Lake, TX.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Three‑bedroom, two‑bathroom main residence; Three tiny homes currently used as short‑term rentals; Laundry room with four washers and four dryers
