Unrestricted Land with Three
For Sale
$899,899
227 Henderson Lane, Lockhart, TX 78644
Land, Lockhart, TX
Property Size2,356 SF
Lot Size24.00 Acres
Price / SF$381.96
Days on Market49
Property Features for 227 Henderson Lane
General Information
Property type
Land
Property subtype
Other
Exterior features
PropaneTankOwned
Fencing
Fenced
Lot features
Outside City Limits, Acreage
Elementary school district
Luling ISD
Middle school district
Luling ISD
High school district
Luling ISD
Directions
From Austin take Hwy 183 south to Lockhart; continue south on Hwy 183 towards Luling; the property is on the left - sign will be visible. Use the second entrance, a white gravel road after the sign. Property is very close to the intersection of Hwy 183 and FM 671.
Standard status
Active
APN
23418
Size
2,356 SF
Lot size
24.00 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
A289 TYLER, JOHN, ACRES 1.0
Tax Annual Amount
3131
Legal Description
A289 TYLER, JOHN, ACRES 1.0
Utilities
Utilities
Propane
Sewer type
Septic Tank
Water source
Private
Building Details
Additional Structures
Residence
Listing Agency:
All City Real Estate Ltd. Co
(866) 277-6005
Listed By:
Sylvia Muzzy · License #0702618
(512) 738-2053
Added: Jul 15
Changed: Aug 31
Last Checked: Sep 1 at 9:06AM
MLS# 619739
Copyright © 2026 Central Texas Multiple Listing Service. 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 unrestricted land offering includes three residences and existing infrastructure designed to support flexible use. The property has four water meters, four electric meters, and four septic systems in place. The main residence features an in-ground pool with secure pool fencing and a covered pavilion. A second home, originally built in the late 1890s, has been renovated with a mix of historic character and modern updates. The third home provides 1 bedroom, 1 bath, along with living space, a kitchen, and a laundry room, with the option noted to remove the third residence if desired.
Located outside city limits just minutes from Historic Downtown Lockhart in Caldwell County, the property is positioned for privacy and space without city restrictions. Hunting is permitted on-site, and the gently rolling terrain includes mature trees and expansive views.
Additional details and highlights are available upon request.
Located outside city limits just minutes from Historic Downtown Lockhart in Caldwell County, the property is positioned for privacy and space without city restrictions. Hunting is permitted on-site, and the gently rolling terrain includes mature trees and expansive views.
Additional details and highlights are available upon request.
Key Highlights
- 24 acres just outside Lockhart with no city restrictions
- Three homes on‑site: main residence, a second home renovated from late 1890s, and a 1 bed/1 bath third home
- Existing infrastructure includes 4 water meters, 4 electric meters, and 4 septic systems
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
$36,116
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
4.01%
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%
$722,320
$722.3K
Cap Rate 7%
$515,943
$515.9K
Cap Rate 9%
$401,289
$401.3K
Market Conditions
NOI Build-Up for 2,356 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
$69.3K $29.40/SF
− Vacancy
−$3.6K −$1.53/SF
EGI
$65.7K $27.87/SF
− OpEx
−$29.5K −$12.54/SF
NOI
$36.1K $15.33/SF
Area
Caldwell County, TX
Vacancy
5.20%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
45.00%
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%
$722,320
Cap Rate 7%
$515,943
Cap Rate 9%
$401,289
Alternative Uses
Best Use
Apartment 5plus
$515.9K
$451.5K – $601.9K
NOI $36,116 @ 7.0% cap · market cap 4.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$984.9K
$861.8K – $1.15M
NOI $68,941 @ 7.0% cap · market cap 7.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Explore this area
Business Placement
Demographics for 78644, TX
20,813
Population
7,660
Households
2.7
Avg Household Size
38
Median Age
19%
College-Educated
87%
High-School Grad
179.9 sq mi
ZIP Area
116
Density / Sq Mi
$72,155
Median Household Income
$40,085
Median Earnings
$1,162
Median Rent
$242,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - Unrestricted rural property outside Lockhart with three residences, multiple utility connections, and hunting allowed.
Where is this residential land & home lot located?
The property is located at 227 Henderson Lane Lockhart, TX.
What is the asking price?
The asking price for this property is $899,899.
What are key features of this property?
This property features: 24 acres just outside Lockhart with no city restrictions; Three homes on‑site: main residence, a second home renovated from late 1890s, and a 1 bed/1 bath third home; Existing infrastructure includes 4 water meters, 4 electric meters, and 4 septic systems
