Convenience Store with Beer
For Sale
$595,000
222 E State Highway 29, Bertram, TX 78605
Stone retail property with coolers, organized shelving, updated HVAC ductwork, and an on-site security camera system.
Property Size1,986 SF
Price / SF$299.60
Days on Market38
Property Features for 222 E State Highway 29
General Information
Standard status
Active
Size
1,986 SF
Site & Location
Traffic Count
16,700 vehicles/day
Highway Access
Yes
Road Access
Yes
Amenities
bright lighting
durable tile flooring
walk-in Beer Cave
multiple coolers
organized shelving
updated HVAC ductwork
security camera system
Building Details
Year Built
2016
Construction
stone
Tenancy
Single
Listing Agency:
Real Broker
(855) 450-0442
Listed By:
Oraya Fernandez
(254) 833-3379
Source:
Cornerstone-properties
Added: Aug 2
Changed: Sep 8
Last Checked: Sep 8 at 5:04AM
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 Real Broker
Investment Insights
Based on property information with market context.
Built in 2016, this stone convenience retail building at 222 State Highway 29 includes bright interior lighting, durable tile flooring, organized shelving, multiple coolers, and a walk-in Beer Cave. The functional layout is supported by updated HVAC ductwork and a security camera system. Interior finishes also include vinyl, concrete, laminate, and linoleum surfaces.
The property fronts State Highway 29 in Bertram and benefits from city-road and US-highway access, security lighting, and convenient parking. More than 16,700 vehicles pass the highway daily. Bertram Liquor has occupied the location since 2023, providing an established operating presence within the building.
The property fronts State Highway 29 in Bertram and benefits from city-road and US-highway access, security lighting, and convenient parking. More than 16,700 vehicles pass the highway daily. Bertram Liquor has occupied the location since 2023, providing an established operating presence within the building.
Key Highlights
- Built in 2016 with a stone retail building
- More than 16,700 vehicles pass daily along Hwy 29
- Walk‑in Beer Cave, multiple coolers, and organized shelving
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
$38,970
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
6.55%
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%
$779,400
$779.4K
Cap Rate 7%
$556,714
$556.7K
Cap Rate 9%
$433,000
$433.0K
Market Conditions
NOI Build-Up for 1,986 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
$53.6K $27.00/SF
− Vacancy
−$1.7K −$0.84/SF
EGI
$52.0K $26.16/SF
− OpEx
−$13.0K −$6.54/SF
NOI
$39.0K $19.62/SF
Area
Burnet County, TX
Vacancy
3.10%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
25.00%
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%
$779,400
Cap Rate 7%
$556,714
Cap Rate 9%
$433,000
Alternative Uses
Best Use
Specialty Retail
$556.7K
$487.1K – $649.5K
NOI $38,970 @ 7.0% cap · market cap 6.55%
Second Best
Retail
$519.6K
$454.7K – $606.2K
NOI $36,372 @ 7.0% cap · market cap 6.11%
Theoretical Best
Hotel Hospitality
$1.50M
$1.31M – $1.75M
NOI $104,712 @ 7.0% cap · market cap 17.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16,700 VPD
Traffic count
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
219
Businesses Nearby
23k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 90%
Dining 10%
Shell
Shops & Services
9,396 visits/mo
0.3 miles
Dollar General
Shops & Services
8,087 visits/mo
0.3 miles
Exxon
Shops & Services
3,589 visits/mo
0.1 miles
Krispy Krunchy Chicken
Dining
2,233 visits/mo
0.3 miles
Demographics for 78605, TX
6,246
Population
2,972
Households
2.1
Avg Household Size
44
Median Age
18%
College-Educated
81%
High-School Grad
172.0 sq mi
ZIP Area
36
Density / Sq Mi
$81,833
Median Household Income
$37,346
Median Earnings
$1,181
Median Rent
$270,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Stone retail property with coolers, organized shelving, updated HVAC ductwork, and an on-site security camera system.
Where is this grocery and convenience store located?
The property is located at 222 E State Highway 29 Bertram, TX.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Built in 2016 with a stone retail building; More than 16,700 vehicles pass daily along Hwy 29; Walk‑in Beer Cave, multiple coolers, and organized shelving
