Flex Space with Two-Bay
For Sale
$325,000
201 W 9Th St, Burnet, TX 78611
Commercial Sale, Burnet, TX
Property Size4,000 SF
Lot Size0.29 Acres
Price / SF$101.56
Days on Market43
Property Features for 201 W 9Th St
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
North Hwy 281 for 0.7 miles. Turn left onto 9th St. The property will be on your left.
Standard status
Active
APN
083503
Size
3,200 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Description
S7204 PALM VALLEY LOT 2
Legal Description
S7204 PALM VALLEY LOT 2
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Amenities
conditioned offices
meeting area
restroom
LED lighting
secure storage
two-bay shop
ADT security system
Ring cameras
Building Details
Year built
2000
Flooring type
Concrete, Vinyl
Building materials
Steel Frame, Metal Siding
Roof type
Metal
Listing Agency:
eXp Realty, LLC
(888) 519-7431
Listed By:
Kayla Runge · License #0733298
(512) 755-5880
Added: Jul 27
Changed: Sep 3
Last Checked: Sep 7 at 7:06AM
MLS# 178874
Copyright © 2026 Highland Lakes Association of Realtors MLS. 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 property contains 3,200 SF on a 0.29-acre site, with a practical mix of workspace and shop functions. The layout includes three conditioned offices, a meeting area, restroom, LED lighting, secure storage areas, and a two-bay shop with roll-up doors. Steel-frame construction, metal siding, concrete and vinyl flooring, public water, and public sewer support the existing improvements. A metal roof and office renovations were completed in 2025.
The property is fully fenced and gated, with an ADT system and Ring cameras. It is located at 201 W 9th St in Burnet, two blocks from Hwy 281 and convenient to Hwy 29. Electric heat and window or wall/window cooling are installed.
The property is fully fenced and gated, with an ADT system and Ring cameras. It is located at 201 W 9th St in Burnet, two blocks from Hwy 281 and convenient to Hwy 29. Electric heat and window or wall/window cooling are installed.
Key Highlights
- 3,200 SF flex property on 0.29 acres
- Two‑bay shop with roll‑up doors
- Three conditioned offices, meeting area, restroom, and LED lighting
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
$29,665
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
9.13%
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%
$593,300
$593.3K
Cap Rate 7%
$423,786
$423.8K
Cap Rate 9%
$329,611
$329.6K
Market Conditions
NOI Build-Up for 3,200 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
$47.6K $14.88/SF
− Vacancy
−$5.2K −$1.64/SF
EGI
$42.4K $13.24/SF
− OpEx
−$12.7K −$3.97/SF
NOI
$29.7K $9.27/SF
Area
Burnet County, TX
Vacancy
11.00%
Lease Rate
$14.88 /SF/Yr
Expense Ratio
30.00%
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%
$593,300
Cap Rate 7%
$423,786
Cap Rate 9%
$329,611
Alternative Uses
Best Use
Office B
$960.8K
$840.7K – $1.12M
NOI $67,254 @ 7.0% cap · market cap 20.69%
Second Best
Warehouse
$514.6K
$450.3K – $600.4K
NOI $36,022 @ 7.0% cap · market cap 11.08%
Theoretical Best
Hotel Hospitality
$2.41M
$2.11M – $2.81M
NOI $168,720 @ 7.0% cap · market cap 51.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
141
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78611, TX
14,839
Population
7,417
Households
2
Avg Household Size
47
Median Age
28%
College-Educated
91%
High-School Grad
274.1 sq mi
ZIP Area
54
Density / Sq Mi
$78,243
Median Household Income
$40,062
Median Earnings
$1,111
Median Rent
$291,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Fenced, gated commercial property includes conditioned offices, meeting space, storage areas, and recent office and roof improvements.
Where is this flex space located?
The property is located at 201 W 9Th St Burnet, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 3,200 SF flex property on 0.29 acres; Two‑bay shop with roll‑up doors; Three conditioned offices, meeting area, restroom, and LED lighting
