Historic Office-Retail Building with
402 S Adams St Fredericksburg, TX 78624
For Sale
$675,000
Circa 1882 historic building with a wrap-around porch, overlooking Barons Creek, offered for sale under C-1 zoning.
Property Size1,380 SF
Lot Size0.94 Acres
Price / SF$489.13
Days on Market8
Property Features for 402 S Adams St
General Information
Standard status
Active
Size
1,380 SF
Lot size
0.94 Acres
Listing Agency:
Real Estate Advisory Team, LLC
(830) 456-6679
Listed By:
Neal Reeh · License #9011766
(830) 456-6679
Source:
Exprealty
Added: Jul 22
Changed: Jul 28
Last Checked: Jul 28 at 4:45PM
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 Real Estate Advisory Team, LLC
Investment Insights
Based on property information with market context.
Circa 1882, this historically significant block structure is believed to have been originally residential and is now being offered with redevelopment potential under current C-1 zoning. The building includes a distinctive wrap-around porch and is sited on approximately 0.944 acres (per a recent seller survey). Restoration will be required.
The property is positioned prominently on one of Fredericksburg’s major thoroughfares, about four blocks from the shops and restaurants of historic Main Street. A reciprocating driveway agreement with the southern neighbor provides shared access.
Set on the upper bank, the structure overlooks and terraces down toward Barons Creek, creating a scenic setting that may support future office, retail, or hospitality use (subject to applicable approvals).
The property is positioned prominently on one of Fredericksburg’s major thoroughfares, about four blocks from the shops and restaurants of historic Main Street. A reciprocating driveway agreement with the southern neighbor provides shared access.
Set on the upper bank, the structure overlooks and terraces down toward Barons Creek, creating a scenic setting that may support future office, retail, or hospitality use (subject to applicable approvals).
Key Highlights
- Circa 1882 historic Basse block building with a distinctive wrap‑around porch (per GCAD)
- Approximately 0.944 acres (per recent seller survey) with overlook/terracing down toward Barons Creek
- C‑1 zoning offering commercial potential for office, retail, or hospitality use
Financial Insights For Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $31.1k | $22.56 |
| − Vacancy | −$1.9k | −$1.35 |
| EGI | $29.3k | $21.21 |
| − OpEx | −$8.8k | −$6.36 |
| NOI | $20.5k | $14.84 |
1,380 SF · lease $22.56/SF/yr · vacancy 6.00% · expense 30.00%
Alternative Uses
Best Use
Retail
$292.6K
$256.1K – $341.4K
NOI $20,485 @ 7.0% cap · market cap 3.03%
Second Best
Office B
$263.5K
$230.6K – $307.4K
NOI $18,444 @ 7.0% cap · market cap 2.73%
Theoretical Best
Hotel Hospitality
$1.05M
$914.4K – $1.22M
NOI $73,154 @ 7.0% cap · market cap 10.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Office building - Circa 1882 historic building with a wrap-around porch, overlooking Barons Creek, offered for sale under C-1 zoning.
Where is this office building located?
The property is located at 402 S Adams St Fredericksburg, TX.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Circa 1882 historic Basse block building with a distinctive wrap‑around porch (per GCAD); Approximately 0.944 acres (per recent seller survey) with overlook/terracing down toward Barons Creek; C‑1 zoning offering commercial potential for office, retail, or hospitality use
