Building Details

Year Built 2022

Construction Aussieblock masonry system

Listing Agency: Jarrett Thornton j***@jarrettthornton.com Show Phone

Listed By: Jarrett Thornton · License #0726551 Show Phone

Source: Moodyscre

Added: Feb 23 Changed: Jul 25 Last Checked: Aug 6 at 9:50AM

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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 Jarrett Thornton

Investment Insights

Based on property information with market context.

Beyond Heaven Meadows is a turnkey short-term rental compound featuring one standalone single-family home and three additional buildings with five rental units, for a total of six operating short-term rentals. All buildings were constructed in 2022 using the Aussieblock masonry system.

The property is located near Lake Alan Henry and described as about one hour from Lubbock. It includes highway frontage and dedicated access from Hope Avenue and Grace Avenue.

Water infrastructure is established, including a water well, water collection and storage systems, and two underground water streams identified as having strong GPM. The existing rentals are listed as actively operating as: Ma & Pa’s Home Place, and five cabin units (Nana Bear’s Cabin #1, The Getaway Cabin #2, The Pelican Cabin #3, Callie’s Anchor Cabin #4, and D n T’s Hideaway Cabin #5).

Key Highlights

• 2.67‑acre short‑term rental package with 6 total operating units across 1 single‑family home and 3 additional buildings
• All six units are active and professionally operating as short‑term rentals, including a 2BR home and five themed cabins
• Built in 2022 using the Aussieblock masonry system for durable, energy‑efficient construction

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

$31,541

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

3.82%

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%

$630,820 $630.8K

Cap Rate 7%

$450,586 $450.6K

Cap Rate 9%

$350,456 $350.5K

Market Conditions

NOI Build-Up for 3,811 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

$75.5K $19.80/SF

− Vacancy

−$9.1K −$2.38/SF

EGI

$66.4K $17.42/SF

− OpEx

−$34.9K −$9.15/SF

NOI

$31.5K $8.28/SF

Area

Garza County, TX

Vacancy

12.00%

Lease Rate

$19.80 /SF/Yr

Expense Ratio

52.50%

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%

$630,820

Cap Rate 7%

$450,586

Cap Rate 9%

$350,456

Alternative Uses

Best Use

Hotel Hospitality

$450.6K

$394.3K – $525.7K (±1% cap)

NOI $31,541 @ 7.0% cap · market cap 3.82%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$960.8K

$840.7K – $1.12M (±1% cap)

NOI $67,253 @ 7.0% cap · market cap 8.15%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Resorts

Suggested Use

Top Pick Hotel & Motel

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

6

Residential units

Turnkey business

Opportunity

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

1

Businesses Nearby

Explore this area Business Placement

Demographics for 79330, TX

169

Population

242

Households

0.7

Avg Household Size

57

Median Age

37%

College-Educated

100%

High-School Grad

173.6 sq mi

ZIP Area

1

Density / Sq Mi

$51,597

Median Earnings

Questions? Ask Rey

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What type of property is this? Where is this resorts located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Resort - Turnkey package with six active short-term rentals, built in 2022, featuring established water infrastructure and highway frontage.

Where is this resort located?

The property is located at 2456 FM 3519 Justiceburg, TX.

What is the asking price?

The asking price for this property is $825,000.

What are key features of this property?

This property features: 2.67‑acre short‑term rental package with 6 total operating units across 1 single‑family home and 3 additional buildings; All six units are active and professionally operating as short‑term rentals, including a 2BR home and five themed cabins; Built in 2022 using the Aussieblock masonry system for durable, energy‑efficient construction