Solar-Powered Duplex
For Sale
$1,400,000
310 Eagles Nest Dr, Wimberley, TX 78676
Multi-residence property with standalone dwellings, a large workshop, rainwater collection, and owned solar panels.
Property Size4,493 SF
Price / SF$311.60
Days on Market20
Property Features for 310 Eagles Nest Dr
General Information
Standard status
Active
Size
4,493 SF
Property subtype
Multi-Family
Building Details
Year Built
2007
Listing Agency:
Engel & Volkers Alamo Heights
(512) 680-1606
Listed By:
Jill Powell, Nate Powell · License #0832531
Source:
Olverabolton
Added: Aug 10
Changed: Aug 29
Last Checked: Aug 29 at 6:59PM
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 Engel & Volkers Alamo Heights
Investment Insights
Based on property information with market context.
This duplex-centered residential compound includes a 3352+/- sq ft building rebuilt from the slab in 2008. Side A contains one bedroom and two baths, while Side B provides two bedrooms, an office, and two baths. Three separate dwellings add a 383 SF cottage, a 759 SF studio-style stone home, and a 636 SF manufactured home, each with a kitchen and living area. A 2,400 SF insulated workshop with high-power electric service expands the property's functional capacity for equipment, fabrication, or storage.
The property is located at 310 Eagles Nest Dr in Wimberley, Texas, and includes Hill Country views. Infrastructure includes a 20,000-gallon rainwater collection system and paid-off solar panels serving the duplex. The site is also designated as a Certified Wildlife Habitat and includes additional buildable land for future units or infrastructure.
The property is located at 310 Eagles Nest Dr in Wimberley, Texas, and includes Hill Country views. Infrastructure includes a 20,000-gallon rainwater collection system and paid-off solar panels serving the duplex. The site is also designated as a Certified Wildlife Habitat and includes additional buildable land for future units or infrastructure.
Key Highlights
- Duplex rebuilt from the slab in 2008 with 3352+/- sq ft
- Three standalone dwellings: 383 SF, 759 SF, and 636 SF
- 2,400 SF insulated workshop with high‑power electric
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
$75,341
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
5.38%
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%
$1,506,820
$1.5M
Cap Rate 7%
$1,076,300
$1.1M
Cap Rate 9%
$837,122
$837.1K
Market Conditions
NOI Build-Up for 4,493 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
$113.2K $25.20/SF
− Vacancy
−$5.6K −$1.24/SF
EGI
$107.6K $23.96/SF
− OpEx
−$32.3K −$7.19/SF
NOI
$75.3K $16.77/SF
Area
Hays County, TX
Vacancy
4.94%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
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%
$1,506,820
Cap Rate 7%
$1,076,300
Cap Rate 9%
$837,122
Alternative Uses
Best Use
Multifamily LT 5
$1.08M
$941.8K – $1.26M
NOI $75,341 @ 7.0% cap · market cap 5.38%
Second Best
Apartment 5plus
$983.9K
$860.9K – $1.15M
NOI $68,874 @ 7.0% cap · market cap 4.92%
Theoretical Best
Office A
$1.88M
$1.64M – $2.19M
NOI $131,473 @ 7.0% cap · market cap 9.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Explore this area
Business Placement
Demographics for 78676, TX
14,713
Population
7,487
Households
2
Avg Household Size
52
Median Age
50%
College-Educated
93%
High-School Grad
167.8 sq mi
ZIP Area
88
Density / Sq Mi
$86,819
Median Household Income
$44,745
Median Earnings
$1,432
Median Rent
$476,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Multi-residence property with standalone dwellings, a large workshop, rainwater collection, and owned solar panels.
Where is this duplex located?
The property is located at 310 Eagles Nest Dr Wimberley, TX.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Duplex rebuilt from the slab in 2008 with 3352+/- sq ft; Three standalone dwellings: 383 SF, 759 SF, and 636 SF; 2,400 SF insulated workshop with high‑power electric
