Metal Fabrication and Welding
For Sale
$625,000
320 Red Bluff Road, Spicewood, TX 78669
COMMERCIAL - Spicewood, TX
Property Size4,144 SF
Lot Size2.10 Acres
Price / SF$150.82
Days on Market913
Property Features for 320 Red Bluff Road
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Directions
Hwy 71E, L@CR 413 go straight as it turns into CR 404, L@Red Bluff Rd., property near the end of the road on the left
Standard status
Active
APN
038564
Size
4,144 SF
Lot size
2.10 Acres
Taxes and HOA fees
Tax Description
S7540 Shady Creek Ranches, Lot 28, Phase 1, 2.1 acres
Legal Description
S7540 Shady Creek Ranches, Lot 28, Phase 1, 2.1 acres
Utilities
Sewer type
Septic Tank
Heating system
Wall Furnace
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Well
Building Details
Year built
1998
Building materials
Steel Frame, Metal Siding
Roof type
Metal
Listing Agency:
Texas Hills and Lakes RE
(830) 693-5683
Listed By:
Deborah Carrington · License #0435564
(512) 785-9314
Added: Feb 22, 2024
Changed: Aug 4
Last Checked: Aug 23 at 7:06AM
MLS# 167522
Copyright © 2026 Highland Lakes Association of Realtors MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This metal fabrication and welding property has been used as a shop for approximately 25 years. The large shop is approximately 4,000 SF and features doors at both ends, supported by a steel frame with metal siding. A separate building has been used as an office, and there are two storage sheds on site. The property is fenced on two sides and is unrestricted, with ample room for heavy equipment.
Electrical includes two 240 amp services, plus one full RV hookup with 50 amp service. The yard is arranged with a full turn around/drive-through area for trucks. Additional site utilities include well water and a septic tank. The property was built in 1998 and includes a wall furnace with window unit and wall/window unit cooling.
The combination of a functional fabrication shop, office space, and truck-capable yard configuration supports a wide range of light industrial and contractor uses in a convenient area near Hwy. 71, Lake Travis, and Marble Falls.
Electrical includes two 240 amp services, plus one full RV hookup with 50 amp service. The yard is arranged with a full turn around/drive-through area for trucks. Additional site utilities include well water and a septic tank. The property was built in 1998 and includes a wall furnace with window unit and wall/window unit cooling.
The combination of a functional fabrication shop, office space, and truck-capable yard configuration supports a wide range of light industrial and contractor uses in a convenient area near Hwy. 71, Lake Travis, and Marble Falls.
Key Highlights
- Approx. 4,000 SF shop with doors at both ends
- Separate office building plus two storage sheds
- 2.1 acres, fenced on 2 sides and unrestricted
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
$37,078
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
5.93%
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%
$741,560
$741.6K
Cap Rate 7%
$529,686
$529.7K
Cap Rate 9%
$411,978
$412.0K
Market Conditions
NOI Build-Up for 4,144 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
$61.7K $14.88/SF
− Vacancy
−$8.7K −$2.10/SF
EGI
$53.0K $12.78/SF
− OpEx
−$15.9K −$3.83/SF
NOI
$37.1K $8.95/SF
Area
Travis County, TX
Vacancy
14.10%
Lease Rate
$14.88 /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%
$741,560
Cap Rate 7%
$529,686
Cap Rate 9%
$411,978
Alternative Uses
Best Use
Office B
$1.41M
$1.24M – $1.65M
NOI $98,816 @ 7.0% cap · market cap 15.81%
Second Best
Industrial
$529.7K
$463.5K – $618.0K
NOI $37,078 @ 7.0% cap · market cap 5.93%
Theoretical Best
Office A
$1.73M
$1.52M – $2.02M
NOI $121,261 @ 7.0% cap · market cap 19.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 78669, TX
12,415
Population
5,967
Households
2.1
Avg Household Size
48
Median Age
53%
College-Educated
97%
High-School Grad
121.3 sq mi
ZIP Area
102
Density / Sq Mi
$126,422
Median Household Income
$70,140
Median Earnings
$1,940
Median Rent
$576,200
Median Home Value
Market
Vacancy Rate% for Office 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?
Manufacturing property - Unrestricted fenced property with a metal fabrication shop, separate office building, and two 240-amp electrical services.
Where is this manufacturing property located?
The property is located at 320 Red Bluff Road Spicewood, TX.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Approx. 4,000 SF shop with doors at both ends; Separate office building plus two storage sheds; 2.1 acres, fenced on 2 sides and unrestricted
