Prime Commercial Land in
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401 S Stagecoach Rd, Salado, TX 76571
Exceptional commercial land opportunity in historic Salado, Texas.
Property Size6,000 SF
Price / SF$350
Days on Market186
Property Features for 401 S Stagecoach Rd
General Information
Standard status
Active
Size
6,000 SF
Property subtype
Hospitality, Land, Office, Retail, Special Purpose
Building Details
Year Built
1983
Year Renovated
1985
Buildings
1
Listing Agency:
First Texas
(254) 947-5577
Listed By:
Ryan Hodge · License #0470284
Source:
Crexi
Added: Feb 24
Changed: Aug 8
Last Checked: Aug 29 at 1:13AM
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 First Texas
Investment Insights
Based on property information with market context.
This property presents a unique opportunity to establish a business in a well-known and appealing Central Texas location. Overlooking Salado Creek, the site is rich in Texas history and offers direct access to Interstate 35, a major north-south transportation route connecting Austin, Temple, Waco, and Dallas-Fort Worth. Located just off I-35, the property benefits from both regional accessibility and the peaceful atmosphere of historic Salado. The location provides highway visibility and ease of access for clients and visitors, combined with the walkable character of a historic village known for art, dining, and weekend tourism. The site is part of Salado's history, a creek-fed settlement that developed alongside early Texas travel routes and commerce. Nearby, the Stagecoach Inn, which began construction in 1852 as a stage stop along the Chisholm Trail and later became a celebrated hospitality landmark, is listed on the National Register of Historic Places. This legacy continues to position Salado as a destination for travelers, creatives, and professionals. The property size is 6000 square feet.
Key Highlights
- Exceptional accessibility directly off Interstate 35, connecting Austin, Temple, Waco, and Dallas‑Fort Worth.
- Located in historic Salado, a charming and recognizable setting known for art, dining, and weekend tourism.
- Highway visibility combined with the intimate, walkable character of a historic village.
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
$100,362
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
4.78%
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%
$2,007,240
$2.0M
Cap Rate 7%
$1,433,743
$1.4M
Cap Rate 9%
$1,115,133
$1.1M
Market Conditions
NOI Build-Up for 6,000 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
$184.3K $30.72/SF
− Vacancy
−$50.5K −$8.42/SF
EGI
$133.8K $22.30/SF
− OpEx
−$33.5K −$5.58/SF
NOI
$100.4K $16.73/SF
Area
Bell County, TX
Vacancy
27.40%
Lease Rate
$30.72 /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%
$2,007,240
Cap Rate 7%
$1,433,743
Cap Rate 9%
$1,115,133
Alternative Uses
Best Use
Hotel Hospitality
$3.08M
$2.69M – $3.59M
NOI $215,460 @ 7.0% cap · market cap 10.26%
Second Best
Office B
$1.43M
$1.25M – $1.67M
NOI $100,362 @ 7.0% cap · market cap 4.78%
Theoretical Best
Multifamily LT 5
$66.98M
$58.61M – $78.15M
NOI $4,688,712 @ 7.0% cap · market cap 223.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
533
Businesses Nearby
Explore this area
Business Placement
Demographics for 76571, TX
8,937
Population
3,742
Households
2.4
Avg Household Size
45
Median Age
41%
College-Educated
94%
High-School Grad
125.0 sq mi
ZIP Area
71
Density / Sq Mi
$103,341
Median Household Income
$55,545
Median Earnings
$1,172
Median Rent
$395,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Exceptional commercial land opportunity in historic Salado, Texas.
Where is this commercial land located?
The property is located at 401 S Stagecoach Rd Salado, TX.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Exceptional accessibility directly off Interstate 35, connecting Austin, Temple, Waco, and Dallas‑Fort Worth.; Located in historic Salado, a charming and recognizable setting known for art, dining, and weekend tourism.; Highway visibility combined with the intimate, walkable character of a historic village.
