Dripping Springs Commercial Property on
For Sale
$2,250,000
4002 E Highway 290, Dripping Springs, TX 78620
1.571 acres with 5,000 sq.ft. building near Belterra.
Property Size5,000 SF
Lot Size1.57 Acres
Price / SF$450
Days on Market76
Property Features for 4002 E Highway 290
General Information
Standard status
Active
Size
5,000 SF
Lot size
1.57 Acres
Taxes and HOA fees
Annual Taxes
$23,231
Listing Agency:
Tower Commercial
(512) 623-9191
Listed By:
Susannah Davis
(512) 623-9191
Source:
Exprealty
Added: May 25
Changed: Aug 8
Last Checked: Jul 15 at 10:08PM
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 Tower Commercial
Investment Insights
Based on property information with market context.
This commercial property features 1.571 acres in the Dripping Springs ETJ, offering 35% impervious cover. The property includes a 5,000 sq.ft. energy-efficient building, currently configured with a combination of offices and open area, and used as a coffee shop and office/co-working space. The site is suitable for various commercial uses, including a restaurant, retail space, office/co-working space, salon/spa, or auto-related business. The property benefits from major visibility and accessibility to Highway 290, situated between Dripping Springs and the Belterra community. Ample parking is available, featuring at least 28 spaces with the potential for expansion. The property operates on a septic system and rainwater collection, with West Travis Utility water available. Note that the adjacent property at 4004 E Hwy 290 is also available for purchase. Combined with the subject property would provide up to 3.261 acres for development with current combined improvements totaling 13,721 sf.
Key Highlights
- Major visibility and accessibility to Hwy 290.
- Versatile 5,000 sq. ft. building suitable for restaurant, retail, office/co‑working, salon/spa, auto, etc.
- 1.571 acres in Dripping Springs ETJ with 35% impervious cover.
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
$119,228
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
5.30%
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%
$2,384,560
$2.4M
Cap Rate 7%
$1,703,257
$1.7M
Cap Rate 9%
$1,324,756
$1.3M
Market Conditions
NOI Build-Up for 5,000 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
$210.0K $42.00/SF
− Vacancy
−$51.0K −$10.21/SF
EGI
$159.0K $31.79/SF
− OpEx
−$39.7K −$7.95/SF
NOI
$119.2K $23.85/SF
Area
Hays County, TX
Vacancy
24.30%
Lease Rate
$42.00 /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%
$2,384,560
Cap Rate 7%
$1,703,257
Cap Rate 9%
$1,324,756
Alternative Uses
Best Use
Office B
$1.70M
$1.49M – $1.99M
NOI $119,228 @ 7.0% cap · market cap 5.30%
Second Best
Specialty Retail
$1.35M
$1.18M – $1.57M
NOI $94,330 @ 7.0% cap · market cap 4.19%
Theoretical Best
Office A
$2.09M
$1.83M – $2.44M
NOI $146,309 @ 7.0% cap · market cap 6.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
85
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78620, TX
20,493
Population
7,929
Households
2.6
Avg Household Size
43
Median Age
62%
College-Educated
97%
High-School Grad
175.6 sq mi
ZIP Area
117
Density / Sq Mi
$146,551
Median Household Income
$58,583
Median Earnings
$1,674
Median Rent
$624,800
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.
Similar Off Market Nearby
- Coffee shops — 4150 us-290, dripping springs, tx 78620
- Morning Glory — 3799 US-290, Dripping Springs, TX 78620
Frequently Asked Questions
What type of property is this?
Coffee shop - 1.571 acres with 5,000 sq.ft. building near Belterra.
Where is this coffee shop located?
The property is located at 4002 E Highway 290 Dripping Springs, TX.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: Major visibility and accessibility to Hwy 290.; Versatile 5,000 sq. ft. building suitable for restaurant, retail, office/co‑working, salon/spa, auto, etc.; 1.571 acres in Dripping Springs ETJ with 35% impervious cover.
