Agricultural Land with
For Sale
$1,499,000
400 Hyview Ln, Hutto, TX 78634
Hilltop acreage includes a single-story masonry residence and a utility-equipped workshop.
Property Size5,455 SF
Price / SF$274.79
Days on Market121
Property Features for 400 Hyview Ln
General Information
Standard status
Active
Size
5,455 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$13,493
Building Details
Building Size
5,455 SF
Year Built
1994
Buildings
2
Listing Agency:
Brinegar Properties
(512) 940-0188
Listed By:
Megan Ford
Source:
Loessinproperties
Added: Apr 24
Changed: Aug 21
Last Checked: Aug 22 at 1:05PM
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 Brinegar Properties
Investment Insights
Based on property information with market context.
This 10-acre agricultural property includes a 3,055-square-foot, single-story masonry ranch built in 1994. The residence offers an open floor plan, four bedrooms, a primary suite on the main level, a stone wood-burning fireplace, and a kitchen with a large island and gas cooktop.
A separate 2,400-square-foot workshop provides two 14-by-16-foot bay doors along with electric service and water. The property is situated in the ETJ and carries an active agricultural exemption. Toll 130 is less than a mile away, with the Hutto Co-Op District, Round Rock, and future Samsung and Tesla sites described as minutes from the property.
A separate 2,400-square-foot workshop provides two 14-by-16-foot bay doors along with electric service and water. The property is situated in the ETJ and carries an active agricultural exemption. Toll 130 is less than a mile away, with the Hutto Co-Op District, Round Rock, and future Samsung and Tesla sites described as minutes from the property.
Key Highlights
- 10‑acre hilltop agricultural property at 400 Hyview Ln, Hutto, TX 78634
- 3,055 sq ft single‑story masonry ranch built in 1994
- Four‑bedroom residence with primary suite on the main level
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
$48,808
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
3.26%
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%
$976,160
$976.2K
Cap Rate 7%
$697,257
$697.3K
Cap Rate 9%
$542,311
$542.3K
Market Conditions
NOI Build-Up for 5,455 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
$81.2K $14.88/SF
− Vacancy
−$11.4K −$2.10/SF
EGI
$69.7K $12.78/SF
− OpEx
−$20.9K −$3.83/SF
NOI
$48.8K $8.95/SF
Area
Williamson 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%
$976,160
Cap Rate 7%
$697,257
Cap Rate 9%
$542,311
Alternative Uses
Best Use
Industrial
$697.3K
$610.1K – $813.5K
NOI $48,808 @ 7.0% cap · market cap 3.26%
Second Best
Flex RnD
$647.4K
$566.5K – $755.4K
NOI $45,321 @ 7.0% cap · market cap 3.02%
Theoretical Best
Office A
$2.28M
$2.00M – $2.66M
NOI $159,623 @ 7.0% cap · market cap 10.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
89
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
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Frequently Asked Questions
What type of property is this?
Agricultural land / Farmland - Hilltop acreage includes a single-story masonry residence and a utility-equipped workshop.
Where is this agricultural land / farmland located?
The property is located at 400 Hyview Ln Hutto, TX.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: 10‑acre hilltop agricultural property at 400 Hyview Ln, Hutto, TX 78634; 3,055 sq ft single‑story masonry ranch built in 1994; Four‑bedroom residence with primary suite on the main level
