Riverfront Mixed-Use
For Sale
$1,900,000
301 Fm 1660 Hutto, Hutto, TX 78634
Unrestricted riverfront acreage combines a warehouse, garage bays, offices, and a renovated residence in a growing Central Texas corridor.
Property Size7,144 SF
Price / SF$265.96
Days on Market53
Property Features for 301 Fm 1660 Hutto
General Information
Standard status
Active
Size
7,144 SF
Property subtype
CommercialSale
Building Details
Year Built
2003
Listing Agency:
RE/MAX GO
(830) 312-9332
Listed By:
Frank Bisono · License #714579
(830) 312-9332
Source:
Fbisono.remax
Added: Jul 9
Changed: Aug 29
Last Checked: Aug 29 at 4:57PM
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 RE/MAX GO
Investment Insights
Based on property information with market context.
This mixed-use property encompasses 26 acres along the river, with open pasture, mature trees, wildlife, and more than 1,400 feet of river frontage. Improvements include a warehouse with four garage bays and upper-level office space, along with a renovated three-bedroom, two-bath residence. The property was built in 2003 and includes a range of existing structures suited to its mixed-use classification.
The site is positioned near SH-130 and less than 10 miles from Round Rock. Samsung’s $17B semiconductor plant in Taylor and the Hutto megasite are also identified in the surrounding growth corridor. River access supports activities such as kayaking and fishing, while the combination of land, commercial improvements, offices, and residential space creates a varied physical profile.
The site is positioned near SH-130 and less than 10 miles from Round Rock. Samsung’s $17B semiconductor plant in Taylor and the Hutto megasite are also identified in the surrounding growth corridor. River access supports activities such as kayaking and fishing, while the combination of land, commercial improvements, offices, and residential space creates a varied physical profile.
Key Highlights
- 26 acres of unrestricted riverfront land
- More than 1,400 feet of river frontage
- Warehouse with four garage bays and upstairs office space
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
$96,444
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
5.08%
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%
$1,928,880
$1.9M
Cap Rate 7%
$1,377,771
$1.4M
Cap Rate 9%
$1,071,600
$1.1M
Market Conditions
NOI Build-Up for 7,144 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
$171.5K $24.00/SF
− Vacancy
−$17.1K −$2.40/SF
EGI
$154.3K $21.60/SF
− OpEx
−$57.9K −$8.10/SF
NOI
$96.4K $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%
$1,928,880
Cap Rate 7%
$1,377,771
Cap Rate 9%
$1,071,600
Alternative Uses
Best Use
Mixed Use
$1.38M
$1.21M – $1.61M
NOI $96,444 @ 7.0% cap · market cap 5.08%
Second Best
Warehouse
$1.03M
$899.1K – $1.20M
NOI $71,924 @ 7.0% cap · market cap 3.79%
Theoretical Best
Office A
$2.99M
$2.61M – $3.48M
NOI $209,046 @ 7.0% cap · market cap 11.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
657
Businesses Nearby
Explore this area
Business Placement
Demographics for 78634, TX
37,951
Population
15,322
Households
2.5
Avg Household Size
33
Median Age
35%
College-Educated
93%
High-School Grad
56.4 sq mi
ZIP Area
673
Density / Sq Mi
$111,227
Median Household Income
$52,649
Median Earnings
$2,024
Median Rent
$334,200
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?
Mixed-use property - Unrestricted riverfront acreage combines a warehouse, garage bays, offices, and a renovated residence in a growing Central Texas corridor.
Where is this mixed-use property located?
The property is located at 301 Fm 1660 Hutto Hutto, TX.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: 26 acres of unrestricted riverfront land; More than 1,400 feet of river frontage; Warehouse with four garage bays and upstairs office space
