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    Self Storage Facility with Storefront Title is generated by Realmo AI

    1709 N Llano St, Fredericksburg, TX 78624

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    Claim this Listing
    New
    For Sale
    $1,599,000

    COMMERCIAL - Fredericksburg, TX

    Lot size:
    3.55 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 3 at 10:06 pm

    Property Features for 1709 N Llano St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    ETJ
    Standard status
    Active
    Lot size
    3.55 Acres

    Taxes and HOA fees

    Tax Annual Amount
    11469

    Building Details

    Number of units
    66

    We can help!

    Listing Contact
    Brittney Horton
    Brittney Horton

    Listing agent Brittney Horton License #671660

    Listing office Portfolio Real Estate - KW 804 S Adams St, San Antonio, TX

    Listing date Jun 3, 2026

    MLS# 104674

    Copyright © 2026 Central Hill Country Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 3.5‑acre property in Fredericksburg ETJ with very minimal restrictions
    • Immediate Hwy 16 N frontage with three TxDOT‑approved entrances for access
    • Includes 66 (10x10) non‑climate‑controlled storage units
    • On‑site 2‑bedroom, 2‑bath residential house leased to a long‑term tenant
    • Commercial storefront currently leased and adaptable for retail or commercial uses
    • City sewer services available on wooded acreage with mature post oaks

    Overview

    This for-sale property combines income-producing storage and commercial space on 3.55 acres. The site includes 66 non-climate-controlled 10x10 storage units, plus a leased 2-bedroom, 2-bath residential home. A commercial storefront is also leased and described as adaptable for different retail or commercial uses. The acreage is wooded and mature with post oak trees, with city sewer services available to support additional development. Three TxDOT-approved entrances serve the property.

    The property is located in the ETJ on the edge of town, with immediate Hwy 16 N frontage. With multiple approved access points, the configuration supports continued storage use as well as potential expansion into additional units or other development concepts, subject to applicable requirements.

    For tenants, buyers, or operators seeking a mixed self-storage and commercial investment, the existing setup provides on-site storage inventory, an additional leased residential component, and a separate storefront unit. The combination of direct highway frontage, multiple approved entrances, and available sewer can be useful for operators looking for a single site that already supports more than one income stream while offering room for further improvements.
    Property Profile Location Intelligence

    Current Use by Public Records

    Self storage facilities

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fredericksburg
    County
    Gillespie
    State
    Texas
    Longitude
    -98.8542541
    Latitude
    30.2857036

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    FAQs

    What type of property is this?
    Self storage facility - Mixed-use property with non-climate storage units, a leased 2-bedroom house, and a storefront on Hwy 16 frontage.
    Where is this self storage facility located?
    The property is located at 1709 N Llano St 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: 3.5‑acre property in Fredericksburg ETJ with very minimal restrictions; Immediate Hwy 16 N frontage with three TxDOT‑approved entrances for access; Includes 66 (10x10) non‑climate‑controlled storage units
    (830) 928-1919
    We can help!
    Listing Contact
    Brittney Horton
    Brittney Horton
    Real Estate License ID: 671660
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    1709 N Llano St, Fredericksburg, TX 78624
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