Industrial Land with Metal
For Sale
$970,000
Pending
25802 Ranch Rd, Leander, TX 78641
21.8-acre site with an 8,000 SF metal warehouse, Ranch Road frontage, and utilities in place.
Property Size8,000 SF
Lot Size21.80 Acres
Days on Market50
Property Features for 25802 Ranch Rd
General Information
Standard status
Pending
Size
8,000 SF
Lot size
21.80 Acres
Property subtype
Land
Site & Location
Road Access
Yes
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$21,230
Building Details
Construction
metal
Listed By:
Greg Cooper
(512) 565-0499
Source:
Elliman
Added: Jul 20
Changed: Sep 3
Last Checked: Aug 14 at 7:46AM
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 Greg Cooper
Investment Insights
Based on property information with market context.
This for-sale property offers 21.8 acres of industrial land with an existing 8,000 SF metal warehouse. The site is described as having a flatter lower section suited for operational use, along with an elevated tract that includes Hill Country views.
The property is located at 25802 Ranch Rd and has Ranch Road frontage. The ETJ location is noted as flexible, and utilities are reported as in place, supporting a range of practical development and use scenarios.
Depending on a buyer’s plans, the combination of an in-place warehouse and varied terrain may support continued operational activity, small-bay or flex development, or storage-oriented uses, as well as other live-work or long-term land hold concepts described in the remarks.
The property is located at 25802 Ranch Rd and has Ranch Road frontage. The ETJ location is noted as flexible, and utilities are reported as in place, supporting a range of practical development and use scenarios.
Depending on a buyer’s plans, the combination of an in-place warehouse and varied terrain may support continued operational activity, small-bay or flex development, or storage-oriented uses, as well as other live-work or long-term land hold concepts described in the remarks.
Key Highlights
- 21.8‑acre property with an existing 8,000 SF metal warehouse at 25802 Ranch Road
- Ranch Road frontage with utilities in place for immediate utility hookups and site use
- Flexible ETJ location with multiple viable use scenarios listed for the site
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
$80,542
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
8.30%
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%
$1,610,840
$1.6M
Cap Rate 7%
$1,150,600
$1.2M
Cap Rate 9%
$894,911
$894.9K
Market Conditions
NOI Build-Up for 8,000 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
$119.0K $14.88/SF
− Vacancy
−$24.3K −$3.04/SF
EGI
$94.8K $11.84/SF
− OpEx
−$14.2K −$1.78/SF
NOI
$80.5K $10.07/SF
Area
Travis County, TX
Vacancy
20.40%
Lease Rate
$14.88 /SF/Yr
Expense Ratio
15.00%
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%
$1,610,840
Cap Rate 7%
$1,150,600
Cap Rate 9%
$894,911
Alternative Uses
Best Use
Warehouse
$1.15M
$1.01M – $1.34M
NOI $80,542 @ 7.0% cap · market cap 8.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.34M
$2.93M – $3.90M
NOI $234,094 @ 7.0% cap · market cap 24.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
20
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78641, TX
83,426
Population
33,118
Households
2.5
Avg Household Size
36
Median Age
51%
College-Educated
95%
High-School Grad
124.4 sq mi
ZIP Area
671
Density / Sq Mi
$131,421
Median Household Income
$61,185
Median Earnings
$1,873
Median Rent
$453,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Warehouse - 21.8-acre site with an 8,000 SF metal warehouse, Ranch Road frontage, and utilities in place.
Where is this warehouse located?
The property is located at 25802 Ranch Rd Leander, TX.
What is the asking price?
The asking price for this property is $970,000.
What are key features of this property?
This property features: 21.8‑acre property with an existing 8,000 SF metal warehouse at 25802 Ranch Road; Ranch Road frontage with utilities in place for immediate utility hookups and site use; Flexible ETJ location with multiple viable use scenarios listed for the site
