Commercial Land with Retail
For Sale
$395,000
3617 Buffalo Gap Rd, Abilene, TX 79605
NR zoning applies to both the residential home and separate retail building.
Property Size2,743 SF
Price / SF$144
Days on Market14
Property Features for 3617 Buffalo Gap Rd
General Information
Standard status
Active
Size
2,743 SF
Building Details
Year Built
1952
Listing Agency:
Barnett & Hill
(904) 465-4345
Listed By:
Timothy Smith · License #0689037
Source:
Heritance
Added: Aug 17
Changed: Aug 30
Last Checked: Aug 30 at 1:44AM
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 Barnett & Hill
Investment Insights
Based on property information with market context.
This commercial land property includes a residential home and a separate small retail building with frontage on Buffalo Gap Rd. The site measures just under .5 acres, providing an existing combination of residential and retail improvements rather than a vacant parcel. Both structures carry NR (neighborhood retail) zoning.
The property is positioned along a section of Buffalo Gap Rd with approximately 20,000 cars passing daily. The existing home and retail building may be renovated for office or neighborhood retail use, while the site may also be considered for redevelopment. The home was built in 1952.
The property is positioned along a section of Buffalo Gap Rd with approximately 20,000 cars passing daily. The existing home and retail building may be renovated for office or neighborhood retail use, while the site may also be considered for redevelopment. The home was built in 1952.
Key Highlights
- Just under .5 acres
- Separate small retail building with Buffalo Gap Rd frontage
- NR (neighborhood retail) zoning applies to both structures
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
$23,318
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
5.90%
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%
$466,360
$466.4K
Cap Rate 7%
$333,114
$333.1K
Cap Rate 9%
$259,089
$259.1K
Market Conditions
NOI Build-Up for 2,743 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
$36.2K $13.20/SF
− Vacancy
−$2.9K −$1.06/SF
EGI
$33.3K $12.14/SF
− OpEx
−$10.0K −$3.64/SF
NOI
$23.3K $8.50/SF
Area
Abilene, TX
Vacancy
8.00%
Lease Rate
$13.20 /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%
$466,360
Cap Rate 7%
$333,114
Cap Rate 9%
$259,089
Alternative Uses
Best Use
Retail
$333.1K
$291.5K – $388.6K
NOI $23,318 @ 7.0% cap · market cap 5.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$612.4K
$535.9K – $714.5K
NOI $42,870 @ 7.0% cap · market cap 10.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
810
Businesses Nearby
Explore this area
Business Placement
Demographics for 79605, TX
30,239
Population
12,795
Households
2.4
Avg Household Size
35
Median Age
25%
College-Educated
87%
High-School Grad
11.0 sq mi
ZIP Area
2,749
Density / Sq Mi
$59,565
Median Household Income
$33,537
Median Earnings
$1,077
Median Rent
$159,800
Median Home Value
Market
Vacancy Rate% for Retail 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?
Commercial land - NR zoning applies to both the residential home and separate retail building.
Where is this commercial land located?
The property is located at 3617 Buffalo Gap Rd Abilene, TX.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Just under .5 acres; Separate small retail building with Buffalo Gap Rd frontage; NR (neighborhood retail) zoning applies to both structures
