Mixed-Use Property with
For Sale
$749,000
30685 Rice, Bulverde, TX 78163
Corner-lot property combines office, residential, and storage areas in two structures.
Property Size1,808 SF
Days on Market290
Property Features for 30685 Rice
General Information
Standard status
Active
Size
1,808 SF
Property subtype
MULTIUSE
Warehouse & Industrial
Warehouse Space
1,500 SF
Office Build-Out
392 SF
Taxes and HOA fees
Annual Taxes
$1,028
Building Details
Building Size
1,808 SF
Year Built
2022
Buildings
2
Listing Agency:
Vortex Realty
Listed By:
Deidra Hagdorn
(210) 288-4828
Source:
Mstagersrealtypartners
Added: Dec 2, 2025
Changed: Sep 6
Last Checked: Sep 17 at 3:58AM
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 Vortex Realty
Investment Insights
Based on property information with market context.
Built in 2022, this mixed-use property includes a main building with two 14x14 offices, a kitchen area, laundry area, full bath, and a 29x14 bedroom/game room separated by a non-load-bearing wall. Additional features include a safe room, storage, and a substantial 50x30 warehouse area.
A second 22x18 structure includes a 15x18 garage. The corner lot is heavily treed and includes a wet weather creek that feeds into a pond. The existing layout provides office, residential, storage, and garage areas within the property’s two-building configuration.
A second 22x18 structure includes a 15x18 garage. The corner lot is heavily treed and includes a wet weather creek that feeds into a pond. The existing layout provides office, residential, storage, and garage areas within the property’s two-building configuration.
Key Highlights
- Main building includes two 14x14 offices, kitchen, laundry area, full bath, and 29x14 bedroom/game room
- 50x30 warehouse area within the main building
- Second 22x18 structure includes a 15x18 garage
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
$24,641
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
3.29%
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%
$492,820
$492.8K
Cap Rate 7%
$352,014
$352.0K
Cap Rate 9%
$273,789
$273.8K
Market Conditions
NOI Build-Up for 1,808 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
$39.9K $22.08/SF
− Vacancy
−$7.1K −$3.91/SF
EGI
$32.9K $18.17/SF
− OpEx
−$8.2K −$4.54/SF
NOI
$24.6K $13.63/SF
Area
Comal County, TX
Vacancy
17.70%
Lease Rate
$22.08 /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%
$492,820
Cap Rate 7%
$352,014
Cap Rate 9%
$273,789
Alternative Uses
Best Use
Office B
$352.0K
$308.0K – $410.7K
NOI $24,641 @ 7.0% cap · market cap 3.29%
Second Best
Mixed Use
$340.9K
$298.3K – $397.8K
NOI $23,866 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$461.2K
$403.5K – $538.1K
NOI $32,283 @ 7.0% cap · market cap 4.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
34
Businesses Nearby
Explore this area
Business Placement
Demographics for 78163, TX
13,960
Population
6,609
Households
2.1
Avg Household Size
45
Median Age
48%
College-Educated
95%
High-School Grad
74.8 sq mi
ZIP Area
187
Density / Sq Mi
$133,681
Median Household Income
$63,396
Median Earnings
$1,406
Median Rent
$431,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner-lot property combines office, residential, and storage areas in two structures.
Where is this mixed-use property located?
The property is located at 30685 Rice Bulverde, TX.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Main building includes two 14x14 offices, kitchen, laundry area, full bath, and 29x14 bedroom/game room; 50x30 warehouse area within the main building; Second 22x18 structure includes a 15x18 garage
