Signalized-Corner Retail
For Sale
$1,535,000
145 FM 2673 CANYON LAKE TX 78133, Canyon Lake, TX 78133
Signalized access supports a mix of retail and restaurant uses in a high-traffic Canyon Lake corridor.
Property Size4,388 SF
Lot Size1.36 Acres
Price / SF$349.82
Days on Market69
Property Features for 145 FM 2673 CANYON LAKE TX 78133
General Information
Standard status
Active
Size
4,388 SF
Lot size
1.36 Acres
Property subtype
Retail
Site & Location
Corner Location
Yes
Road Access
Yes
Building Details
Year Built
1996
Year Renovated
2010
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
Griffin Realty Advisors
Listed By:
Andy Griffin · License #0544286
(361) 945-0783
Source:
Kwsanantonio
Added: Jul 7
Changed: Sep 12
Last Checked: Sep 12 at 2:57PM
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 Griffin Realty Advisors
Investment Insights
Based on property information with market context.
This retail property comprises approximately 1.355 acres with a 4,388-square-foot commercial building. The improvements include an established restaurant space along with a mix of ground lease tenants, creating a multi-component commercial configuration. Originally built in 1996, the building was renovated in 2010 and 2026.
The property occupies the signalized intersection of FM 306 and FM 2673 in Canyon Lake, Texas. Whitewater Amphitheatre and Camp Fimfo Texas Hill Country are within walking distance, while the Guadalupe River Horseshoe, Canyon Lake, vacation rentals, campgrounds, restaurants, and outdoor recreation destinations are nearby. The site also serves the surrounding permanent residential population and visitors traveling through the Hill Country recreation corridor.
Its existing restaurant component, ground lease occupancy, and prominent corner position support continued retail, restaurant, office, medical, entertainment, or recreational use, subject to applicable approvals.
The property occupies the signalized intersection of FM 306 and FM 2673 in Canyon Lake, Texas. Whitewater Amphitheatre and Camp Fimfo Texas Hill Country are within walking distance, while the Guadalupe River Horseshoe, Canyon Lake, vacation rentals, campgrounds, restaurants, and outdoor recreation destinations are nearby. The site also serves the surrounding permanent residential population and visitors traveling through the Hill Country recreation corridor.
Its existing restaurant component, ground lease occupancy, and prominent corner position support continued retail, restaurant, office, medical, entertainment, or recreational use, subject to applicable approvals.
Key Highlights
- Approximately 1.355 acres at the signalized intersection of FM 306 and FM 2673
- 4,388 SF commercial building with restaurant space and ground lease tenants
- Building constructed in 1996 and renovated in 2010 and 2026
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
$62,934
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
4.10%
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%
$1,258,680
$1.3M
Cap Rate 7%
$899,057
$899.1K
Cap Rate 9%
$699,267
$699.3K
Market Conditions
NOI Build-Up for 4,388 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
$87.4K $19.92/SF
− Vacancy
−$3.5K −$0.80/SF
EGI
$83.9K $19.12/SF
− OpEx
−$21.0K −$4.78/SF
NOI
$62.9K $14.34/SF
Area
Comal County, TX
Vacancy
4.00%
Lease Rate
$19.92 /SF/Yr
Expense Ratio
25.00%
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%
$1,258,680
Cap Rate 7%
$899,057
Cap Rate 9%
$699,267
Alternative Uses
Best Use
Specialty Retail
$899.1K
$786.7K – $1.05M
NOI $62,934 @ 7.0% cap · market cap 4.10%
Second Best
Retail
$839.1K
$734.2K – $979.0K
NOI $58,739 @ 7.0% cap · market cap 3.83%
Theoretical Best
Office A
$1.12M
$979.4K – $1.31M
NOI $78,351 @ 7.0% cap · market cap 5.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
70
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Signalized access supports a mix of retail and restaurant uses in a high-traffic Canyon Lake corridor.
Where is this retail space located?
The property is located at 145 FM 2673 CANYON LAKE TX 78133 Canyon Lake, TX.
What is the asking price?
The asking price for this property is $1,535,000.
What are key features of this property?
This property features: Approximately 1.355 acres at the signalized intersection of FM 306 and FM 2673; 4,388 SF commercial building with restaurant space and ground lease tenants; Building constructed in 1996 and renovated in 2010 and 2026
