Unrestricted Live-Work Flex
For Sale
$925,000
301 County Road 436, Thrall, TX 76578
Unrestricted live-work and flex setup on fenced acreage with an attached office-residential barndominium and a 4-bay workshop.
Property Size4,500 SF
Lot Size7.65 Acres
Price / SF$205.56
Days on Market48
Property Features for 301 County Road 436
General Information
Standard status
Active
Size
4,500 SF
Lot size
7.65 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Taxes and HOA fees
Annual Taxes
$5,744
Building Details
Building Size
4,500 SF
Year Built
2023
Buildings
2
Stories
2
Listing Agency:
Keller Williams Realty Lone Star
(512) 994-0247
Listed By:
Robert Fischer · License #0538860
Source:
Loessinproperties
Added: Jul 8
Changed: Aug 24
Last Checked: Aug 23 at 8:18AM
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 Keller Williams Realty Lone Star
Investment Insights
Based on property information with market context.
This unrestricted live-work and flex property is designed for an owner-user who needs both operational space and on-site office or residential use. The custom-built 4,500 SF barndominium includes a flexible layout with multiple offices or meeting rooms, expansive open work areas, a full kitchen, and three full bathrooms, along with an attached guest suite. Improvements also feature a reinforced 6-inch concrete foundation with additional rebar, closed-cell spray foam insulation, and a metal roof. Additional functionality includes whole-home water filtration and a water softener, along with luxury vinyl plank flooring and custom cabinetry. Two newer HVAC systems (5-ton and 3-ton) are also in place.
The property is fully fenced and includes a lighted driveway, a professionally maintained yard, and a 4-bay workshop with three open bays and one enclosed bay. There is ample space for truck parking, fleet vehicle storage, trailers, and equipment storage, supporting contractor yard and outdoor storage needs. A 1/2-acre pond is also included. Located between Thrall and Thorndale with convenient access to HWY 79, the site offers room for truck and equipment operations and potential future expansion, with buyers encouraged to verify all information.
The property is fully fenced and includes a lighted driveway, a professionally maintained yard, and a 4-bay workshop with three open bays and one enclosed bay. There is ample space for truck parking, fleet vehicle storage, trailers, and equipment storage, supporting contractor yard and outdoor storage needs. A 1/2-acre pond is also included. Located between Thrall and Thorndale with convenient access to HWY 79, the site offers room for truck and equipment operations and potential future expansion, with buyers encouraged to verify all information.
Key Highlights
- 4,500 SF custom‑built 2023 barndominium with flexible office/residential and operational space
- Live‑work setup on 7.645 unrestricted acres with no deed restrictions and convenient access to HWY 79
- Built for long‑term durability: reinforced 6‑inch concrete foundation with additional rebar, closed‑cell spray foam insulation, and metal roof
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
$60,750
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
6.57%
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%
$1,215,000
$1.2M
Cap Rate 7%
$867,857
$867.9K
Cap Rate 9%
$675,000
$675.0K
Market Conditions
NOI Build-Up for 4,500 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
$108.0K $24.00/SF
− Vacancy
−$10.8K −$2.40/SF
EGI
$97.2K $21.60/SF
− OpEx
−$36.5K −$8.10/SF
NOI
$60.8K $13.50/SF
Area
Williamson County, TX
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,215,000
Cap Rate 7%
$867,857
Cap Rate 9%
$675,000
Alternative Uses
Best Use
Office B
$1.53M
$1.34M – $1.79M
NOI $107,305 @ 7.0% cap · market cap 11.60%
Second Best
Mixed Use
$867.9K
$759.4K – $1.01M
NOI $60,750 @ 7.0% cap · market cap 6.57%
Theoretical Best
Office A
$1.88M
$1.65M – $2.19M
NOI $131,678 @ 7.0% cap · market cap 14.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76578, TX
1,817
Population
631
Households
2.9
Avg Household Size
42
Median Age
21%
College-Educated
80%
High-School Grad
65.2 sq mi
ZIP Area
28
Density / Sq Mi
$100,500
Median Household Income
$39,000
Median Earnings
$1,176
Median Rent
$315,800
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?
Flex space - Unrestricted live-work and flex setup on fenced acreage with an attached office-residential barndominium and a 4-bay workshop.
Where is this flex space located?
The property is located at 301 County Road 436 Thrall, TX.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 4,500 SF custom‑built 2023 barndominium with flexible office/residential and operational space; Live‑work setup on 7.645 unrestricted acres with no deed restrictions and convenient access to HWY 79; Built for long‑term durability: reinforced 6‑inch concrete foundation with additional rebar, closed‑cell spray foam insulation, and metal roof
