Commercial Land with Triple Highway
For Sale
Contact for pricing
1709 Llano Street, Fredericksburg, TX 78624
Commercial land featuring three TxDOT-approved entrances, direct Highway 16 North frontage, and city sewer service on-site.
Property Size9,726 SF
Price / SF$164.40
Days on Market80
Property Features for 1709 Llano Street
General Information
Standard status
Active
Size
9,726 SF
Class
C
Property subtype
Mixed Use, Land, Self Storage
Zoning
ETJ
Occupancy
85%
Investment Type
Redevelopment
Building Details
Year Built
1985
Listing Agency:
Keller Williams Realty, Inc.
Listed By:
Wynne-Smith Horton Real Estate Group · License #671660
Source:
Crexi
Added: Jun 5
Changed: Aug 14
Last Checked: Aug 23 at 12:23PM
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 Keller Williams Realty, Inc.
Investment Insights
Based on property information with market context.
This commercial land parcel is configured for high accessibility, with three TxDOT-approved entrances providing level access for vehicles. The property is described as wooded acreage with mature post oak, offering flexibility for storage, parking, or phased development concepts based on the site layout.
Located at 1709 Llano Street in Fredericksburg, the property has direct frontage along Highway 16 North. The highway positioning is a key attribute for businesses seeking daily roadway visibility. The remarks also note the property’s placement within the ETJ, with minimal use restrictions, which can simplify redevelopment planning. City sewer service is available at the property.
From a tenant, operator, or developer perspective, the triple-entry, highway-facing configuration supports practical use cases that benefit from convenient ingress and egress. The property is presented as a natural fit for a park-and-ride operation, and the mature wooded acreage is described as room for additional storage units or other phased commercial improvements. With municipal sewer available, prospective buyers and value-add operators have an infrastructure-ready starting point for expansion or redevelopment planning.
Located at 1709 Llano Street in Fredericksburg, the property has direct frontage along Highway 16 North. The highway positioning is a key attribute for businesses seeking daily roadway visibility. The remarks also note the property’s placement within the ETJ, with minimal use restrictions, which can simplify redevelopment planning. City sewer service is available at the property.
From a tenant, operator, or developer perspective, the triple-entry, highway-facing configuration supports practical use cases that benefit from convenient ingress and egress. The property is presented as a natural fit for a park-and-ride operation, and the mature wooded acreage is described as room for additional storage units or other phased commercial improvements. With municipal sewer available, prospective buyers and value-add operators have an infrastructure-ready starting point for expansion or redevelopment planning.
Key Highlights
- Commercial land with direct Highway 16 North frontage for high daily traffic exposure
- Three TxDOT‑approved entrances provide multiple points of access to the property
- City sewer service available at the property
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
$60,818
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
3.80%
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%
$1,216,360
$1.2M
Cap Rate 7%
$868,829
$868.8K
Cap Rate 9%
$675,756
$675.8K
Market Conditions
NOI Build-Up for 9,726 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
$78.2K $8.04/SF
− Vacancy
−$6.6K −$0.68/SF
EGI
$71.6K $7.36/SF
− OpEx
−$10.7K −$1.10/SF
NOI
$60.8K $6.25/SF
Area
Gillespie County, TX
Vacancy
8.50%
Lease Rate
$8.04 /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%
$1,216,360
Cap Rate 7%
$868,829
Cap Rate 9%
$675,756
Alternative Uses
Best Use
Warehouse
$868.8K
$760.2K – $1.01M
NOI $60,818 @ 7.0% cap · market cap 3.80%
Second Best
Self Storage
$715.5K
$626.1K – $834.8K
NOI $50,085 @ 7.0% cap · market cap 3.13%
Theoretical Best
Hotel Hospitality
$7.37M
$6.44M – $8.59M
NOI $515,575 @ 7.0% cap · market cap 32.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
153
Businesses Nearby
Explore this area
Business Placement
Demographics for 78624, TX
23,080
Population
12,421
Households
1.9
Avg Household Size
52
Median Age
37%
College-Educated
89%
High-School Grad
742.3 sq mi
ZIP Area
31
Density / Sq Mi
$67,987
Median Household Income
$37,047
Median Earnings
$1,347
Median Rent
$439,600
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?
Self storage facility - Commercial land featuring three TxDOT-approved entrances, direct Highway 16 North frontage, and city sewer service on-site.
Where is this self storage facility located?
The property is located at 1709 Llano Street Fredericksburg, TX.
What is the asking price?
The asking price for this property is $1,599,000.
What are key features of this property?
This property features: Commercial land with direct Highway 16 North frontage for high daily traffic exposure; Three TxDOT‑approved entrances provide multiple points of access to the property; City sewer service available at the property
