Building Details

Year Built 2010

Listing Agency: Stanberry REALTORS R***@hotmail.com Show Phone

Listed By: Randy McDonald · License #0466360 Show Phone

Source: Compass

Added: Mar 13 Changed: Aug 9 Last Checked: Aug 9 at 12:35PM

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Investment Insights

Based on property information with market context.

This for-sale restaurant offering is described as an up-start BBQ business in Rosanky, TX, with room to grow based on the current business plan. The property information also notes that the surrounding area includes several established subdivisions.

The remarks further indicate nearby growth drivers, including a new development less than 2 miles away and Highway 304 traffic supporting local demand. The listing address is 2990 Highway 304, Rosanky, TX 78953.

Additional detail provided in the remarks references the potential to expand operations on the property, and describes the setting as a country-life environment. No other building specifications, layouts, or equipment details were included with the provided information.

Key Highlights

• Up‑start BBQ restaurant built in 2010
• High exposure to Highway 304 traffic
• Near established subdivisions and a new development less than 2 miles away

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

$28,299

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

6.29%

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%

$565,980 $566.0K

Cap Rate 7%

$404,271 $404.3K

Cap Rate 9%

$314,433 $314.4K

Market Conditions

NOI Build-Up for 1,500 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

$39.1K $26.04/SF

− Vacancy

−$1.3K −$0.89/SF

EGI

$37.7K $25.15/SF

− OpEx

−$9.4K −$6.29/SF

NOI

$28.3K $18.87/SF

Area

Bastrop County, TX

Vacancy

3.40%

Lease Rate

$26.04 /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%

$565,980

Cap Rate 7%

$404,271

Cap Rate 9%

$314,433

Alternative Uses

Best Use

Specialty Retail

$404.3K

$353.7K – $471.7K (±1% cap)

NOI $28,299 @ 7.0% cap · market cap 6.29%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$587.8K

$514.3K – $685.8K (±1% cap)

NOI $41,146 @ 7.0% cap · market cap 9.14%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Conventional restaurants

Lease Details

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

1

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 78953, TX

1,350

Population

585

Households

2.3

Avg Household Size

45

Median Age

22%

College-Educated

94%

High-School Grad

114.8 sq mi

ZIP Area

12

Density / Sq Mi

$88,852

Median Household Income

$44,488

Median Earnings

$267,400

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

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Frequently Asked Questions

What type of property is this?

Conventional restaurant - Up-start BBQ restaurant with exposure to Highway 304 traffic and nearby established subdivisions in Rosanky.

Where is this conventional restaurant located?

The property is located at 2990 Highway 304 Rosanky, TX.

What is the asking price?

The asking price for this property is $450,000.

What are key features of this property?

This property features: Up‑start BBQ restaurant built in 2010; High exposure to Highway 304 traffic; Near established subdivisions and a new development less than 2 miles away