Development-Ready Land for RV
For Sale
$275,000
1450 FM 605, Hawley, TX 79525
COMMERCIAL - Hawley, TX
Property Size2,865 SF
Lot Size4.81 Acres
Price / SF$95.99
Days on Market50
Property Features for 1450 FM 605
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
RV, Garage, Open
Lot features
Acreage, Cleared, Few Trees
Directions
Go north on 277 from Abilene to FM 605. Turn left, and property is approx a mile down on the right.
Standard status
Active
APN
R28452
Size
2,865 SF
Lot size
4.81 Acres
Taxes and HOA fees
Tax Description
A0282 247 A NORTHINGTON, ACRES 4.81
Legal Description
A0282 247 A NORTHINGTON, ACRES 4.81
Utilities
Utilities
Propane
Sewer type
Aerobic Septic
Heating system
Electric (Heating), Central
Cooling system
Central Air
Building Details
Year built
1938
Floors in Building
1
Number of units
1
Building materials
Brick
Roof type
Shingle
Listing Agency:
Tommy Simons (office)
(325) 721-8800
Listed By:
Tommy Simons · License #0583499
(325) 721-8800
Added: Jul 10
Changed: Aug 5
Last Checked: Aug 28 at 11:06PM
MLS# 21284821
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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 approximately 4.81-acre commercial development site is fully cleared and set up for construction, with a water meter already installed. Plans are in place for a 25-site RV park, and the proposed layout for water lines and the septic system is complete and available for the next owner to move directly into building.
The property includes an on-site rental home situated on approximately 1.75 acres, providing income while the RV park is being developed. The home is described as a pre-war natural-stone residence with over 2,800 square feet of living space, offering 4 bedrooms and 2 baths. It also features a two-car garage with two separate doors.
For investors and developers looking for a site that is ready to proceed, the combination of cleared land, installed water service, and completed utility/septic planning can help streamline early project execution. The location is described as very near two major data center project sites, balancing a country setting with proximity to nearby large-scale development activity.
The property includes an on-site rental home situated on approximately 1.75 acres, providing income while the RV park is being developed. The home is described as a pre-war natural-stone residence with over 2,800 square feet of living space, offering 4 bedrooms and 2 baths. It also features a two-car garage with two separate doors.
For investors and developers looking for a site that is ready to proceed, the combination of cleared land, installed water service, and completed utility/septic planning can help streamline early project execution. The location is described as very near two major data center project sites, balancing a country setting with proximity to nearby large-scale development activity.
Key Highlights
- Approximately 4.81 acres with plans for a 25‑site RV park and an already completed proposed layout for water lines and septic system
- Water meter is installed, and the land is fully cleared for development
- On‑site rental home on approximately 1.75 acres: 4 bedrooms, 2 baths, and over 2,800 sq ft living space
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
$21,979
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
7.99%
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%
$439,580
$439.6K
Cap Rate 7%
$313,986
$314.0K
Cap Rate 9%
$244,211
$244.2K
Market Conditions
NOI Build-Up for 2,865 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
$42.3K $14.76/SF
− Vacancy
−$2.3K −$0.81/SF
EGI
$40.0K $13.95/SF
− OpEx
−$18.0K −$6.28/SF
NOI
$22.0K $7.67/SF
Area
Jones County, TX
Vacancy
5.50%
Lease Rate
$14.76 /SF/Yr
Expense Ratio
45.00%
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%
$439,580
Cap Rate 7%
$313,986
Cap Rate 9%
$244,211
Alternative Uses
Best Use
Apartment 5plus
$314.0K
$274.7K – $366.3K
NOI $21,979 @ 7.0% cap · market cap 7.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$639.7K
$559.7K – $746.3K
NOI $44,777 @ 7.0% cap · market cap 16.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 79525, TX
2,902
Population
1,241
Households
2.3
Avg Household Size
41
Median Age
15%
College-Educated
83%
High-School Grad
98.3 sq mi
ZIP Area
30
Density / Sq Mi
$88,972
Median Household Income
$36,157
Median Earnings
$593
Median Rent
$123,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Fully cleared acreage with installed water service and complete utility/septic plans, plus an on-site rental home.
Where is this commercial land located?
The property is located at 1450 FM 605 Hawley, TX.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Approximately 4.81 acres with plans for a 25‑site RV park and an already completed proposed layout for water lines and septic system; Water meter is installed, and the land is fully cleared for development; On‑site rental home on approximately 1.75 acres: 4 bedrooms, 2 baths, and over 2,800 sq ft living space
