Live-Work Land with Workshop
For Sale
$299,950
2222 Tabor Rd, Bryan, TX 77803
A buildable tract with open ground, scattered trees, and an 1,800 SF workshop apartment for flexible living or work plans.
Property Size1,800 SF
Lot Size8.00 Acres
Price / SF$166.64
Days on Market109
Property Features for 2222 Tabor Rd
General Information
Standard status
Active
Size
1,800 SF
Lot size
8.00 Acres
Property subtype
Land
Additional Details
Road Access
Yes
Listing Agency:
Zachary Biermann, Broker
(830) 353-1164
Listed By:
Zachary Biermann · License #0706394
(830) 353-1164
Source:
Exprealty
Added: Apr 22
Changed: Aug 8
Last Checked: Jul 4 at 9:50PM
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 Zachary Biermann, Broker
Investment Insights
Based on property information with market context.
This live-work property offers a buildable layout with a mix of open ground and scattered trees, giving multiple options for homesite placement. The terrain is flat to gently rolling, which can help simplify site work for a custom build and outdoor living uses. A standout improvement is an approximately 1,800 SF workshop that includes a full apartment with a bedroom and bathroom, creating an immediate space for living while you build, hosting guests, or operating a functional workspace with quarters already in place.
The tract is located along FM 974, with convenient access to Bryan-College Station and Texas A&M University, and it’s described as being near Tabor Road. Utilities discussed in the remarks include electricity available nearby. A Wickson Creek SUD water line is listed as in the area, with the buyer to verify availability and capacity. Septic will be required.
For buyers seeking space and flexibility, the combination of a large tract and an on-site workshop apartment can support a wide range of live-work scenarios. The setting is suited to adding additional structures outdoors and maintaining privacy through the scattered tree coverage, while keeping practical access to the surrounding employment and education hubs.
The tract is located along FM 974, with convenient access to Bryan-College Station and Texas A&M University, and it’s described as being near Tabor Road. Utilities discussed in the remarks include electricity available nearby. A Wickson Creek SUD water line is listed as in the area, with the buyer to verify availability and capacity. Septic will be required.
For buyers seeking space and flexibility, the combination of a large tract and an on-site workshop apartment can support a wide range of live-work scenarios. The setting is suited to adding additional structures outdoors and maintaining privacy through the scattered tree coverage, while keeping practical access to the surrounding employment and education hubs.
Key Highlights
- Approximately 8‑acre tract along FM 974 with flat to gently rolling terrain and open ground plus scattered trees.
- Includes an 1,800 SF workshop with a full apartment, featuring a bedroom and bathroom.
- Multiple homesite options with privacy and flexibility due to the mix of open areas and scattered trees.
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
$23,672
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
7.89%
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%
$473,440
$473.4K
Cap Rate 7%
$338,171
$338.2K
Cap Rate 9%
$263,022
$263.0K
Market Conditions
NOI Build-Up for 1,800 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
$37.8K $21.00/SF
− Vacancy
−$6.2K −$3.47/SF
EGI
$31.6K $17.54/SF
− OpEx
−$7.9K −$4.38/SF
NOI
$23.7K $13.15/SF
Area
Brazos County, TX
Vacancy
16.50%
Lease Rate
$21.00 /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%
$473,440
Cap Rate 7%
$338,171
Cap Rate 9%
$263,022
Alternative Uses
Best Use
Office B
$338.2K
$295.9K – $394.5K
NOI $23,672 @ 7.0% cap · market cap 7.89%
Second Best
Mixed Use
$280.8K
$245.7K – $327.6K
NOI $19,656 @ 7.0% cap · market cap 6.55%
Theoretical Best
Office A
$443.2K
$387.8K – $517.1K
NOI $31,026 @ 7.0% cap · market cap 10.34%
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
107
Businesses Nearby
Explore this area
Business Placement
Demographics for 77803, TX
30,533
Population
10,586
Households
2.9
Avg Household Size
32
Median Age
11%
College-Educated
72%
High-School Grad
13.6 sq mi
ZIP Area
2,245
Density / Sq Mi
$50,953
Median Household Income
$28,651
Median Earnings
$1,106
Median Rent
$141,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - A buildable tract with open ground, scattered trees, and an 1,800 SF workshop apartment for flexible living or work plans.
Where is this residential land & home lot located?
The property is located at 2222 Tabor Rd Bryan, TX.
What is the asking price?
The asking price for this property is $299,950.
What are key features of this property?
This property features: Approximately 8‑acre tract along FM 974 with flat to gently rolling terrain and open ground plus scattered trees.; Includes an 1,800 SF workshop with a full apartment, featuring a bedroom and bathroom.; Multiple homesite options with privacy and flexibility due to the mix of open areas and scattered trees.
