Flex Space With
For Sale
$1,490,000
1501 Boggy Creek Road, Lockhart, TX 78644
CommercialSale, Lockhart, TX
Property Size7,260 SF
Lot Size37.47 Acres
Price / SF$205.23
Days on Market221
Property Features for 1501 Boggy Creek Road
General Information
Property type
Commercial Sale
Property subtype
Other
Vegetation
Wooded
Exterior features
Storage
Lot features
Acreage, Outside City Limits, Ranch, Sloped
Elementary school district
Lockhart ISD
Middle school district
Lockhart ISD
High school district
Lockhart ISD
Directions
Turn left onto Boggy Creek Rd (CR 218): This is a straightforward left turn at a stop sign. Proceed east on Boggy Creek Rd for about 0.5 miles. Arrive at 1501 Boggy Creek Rd.
Standard status
Active
APN
120197
Size
7,260 SF
Lot size
37.47 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
A002 BERRY, FRANCIS, TRACT 9, ACRES 37.4673, ** MAPLE RANCH UNRECORDED **
Tax Annual Amount
10327
Legal Description
A002 BERRY, FRANCIS, TRACT 9, ACRES 37.4673, ** MAPLE RANCH UNRECORDED **
Utilities
Sewer type
Septic Tank
Cooling system
Window Unit(s)
Building Details
Year built
2022
Floors in Building
3
Flooring type
Tile, Laminate
Building materials
WoodSiding
Additional Structures
Storage
Listing Agency:
TS Realty
(210) 269-9940
Listed By:
Elizabeth Schmidtberger · License #0690215
(210) 269-9940
Added: Jan 19
Changed: Aug 20
Last Checked: Aug 28 at 8:06AM
MLS# 602313
Copyright © 2026 Central Texas Multiple Listing Service. 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 a slab-built shop, multiple electrically serviced shipping-container buildings, and additional structures that support storage, workspace, and living functions. One tiny home contains 3 bedrooms and 2 bathrooms, while a separate one-room tiny house includes its own bathroom. The improvements were built in 2022 and include wood siding, tile and laminate flooring, window-unit cooling, and septic service.
The property encompasses 37.4673 acres along Boggy Creek Road in Lockhart, with mature trees, creek frontage, and open land. A separate slab supports a hot tub, and the property has no HOA. The combination of commercial-oriented improvements, storage areas, and residential structures creates a varied configuration for business operations, equipment storage, or private use.
The property encompasses 37.4673 acres along Boggy Creek Road in Lockhart, with mature trees, creek frontage, and open land. A separate slab supports a hot tub, and the property has no HOA. The combination of commercial-oriented improvements, storage areas, and residential structures creates a varied configuration for business operations, equipment storage, or private use.
Key Highlights
- 37.4673 acres along Boggy Creek Road in Lockhart, TX
- Slab‑built shop measuring 7,260 square feet
- Tiny home with 3 bedrooms and 2 bathrooms
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
$73,092
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
4.91%
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%
$1,461,840
$1.5M
Cap Rate 7%
$1,044,171
$1.0M
Cap Rate 9%
$812,133
$812.1K
Market Conditions
NOI Build-Up for 7,260 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
$108.0K $14.88/SF
− Vacancy
−$22.0K −$3.04/SF
EGI
$86.0K $11.84/SF
− OpEx
−$12.9K −$1.78/SF
NOI
$73.1K $10.07/SF
Area
Caldwell County, TX
Vacancy
20.40%
Lease Rate
$14.88 /SF/Yr
Expense Ratio
15.00%
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%
$1,461,840
Cap Rate 7%
$1,044,171
Cap Rate 9%
$812,133
Alternative Uses
Best Use
Warehouse
$1.04M
$913.7K – $1.22M
NOI $73,092 @ 7.0% cap · market cap 4.91%
Second Best
Industrial
$928.0K
$812.0K – $1.08M
NOI $64,958 @ 7.0% cap · market cap 4.36%
Theoretical Best
Office A
$3.03M
$2.66M – $3.54M
NOI $212,440 @ 7.0% cap · market cap 14.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78644, TX
20,813
Population
7,660
Households
2.7
Avg Household Size
38
Median Age
19%
College-Educated
87%
High-School Grad
179.9 sq mi
ZIP Area
116
Density / Sq Mi
$72,155
Median Household Income
$40,085
Median Earnings
$1,162
Median Rent
$242,900
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?
Flex space - Flexible commercial improvements combine substantial storage, auxiliary living accommodations, and creek-front outdoor space.
Where is this flex space located?
The property is located at 1501 Boggy Creek Road Lockhart, TX.
What is the asking price?
The asking price for this property is $1,490,000.
What are key features of this property?
This property features: 37.4673 acres along Boggy Creek Road in Lockhart, TX; Slab‑built shop measuring 7,260 square feet; Tiny home with 3 bedrooms and 2 bathrooms
