Operating Storage Facility with
For Sale
$2,500,000
4500 Fm 1102, New Braunfels, TX 78132
7+ acre property with storage units and development potential.
Property Size17,865 SF
Lot Size9.72 Acres
Days on Market155
Property Features for 4500 Fm 1102
General Information
Standard status
Active
Size
17,865 SF
Lot size
9.72 Acres
Property subtype
Commercial
Building Details
Building Size
17,865 SF
Year Built
1999
Stories
1
Listing Agency:
Tarrah Stewart, Broker
(830) 660-8131
Listed By:
Tarrah Stewart · License #0718069
(830) 660-8131
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 6:21AM
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 Tarrah Stewart, Broker
Investment Insights
Based on property information with market context.
This commercial property features an operating storage facility business and over 7 acres of land. The property includes 102 fully operational storage units and 100 uncovered spaces suitable for boat and RV parking. The flexible zoning allows for various opportunities, making it appealing for entrepreneurs and developers. The property is centrally located between San Antonio and Austin, providing access to growing populations and major thoroughfares. The location is suitable for commercial or mixed-use development. This property offers steady income from storage operations and possibilities for expansion.
Key Highlights
- Operating Storage Facility: Features 102 storage units and 100 uncovered boat/RV parking spaces for immediate income.
- Prime Location: Situated between San Antonio and Austin, offering access to major markets.
- Development Potential: Over 7 acres of unused land available for commercial or mixed‑use development.
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
$165,673
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
6.63%
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%
$3,313,460
$3.3M
Cap Rate 7%
$2,366,757
$2.4M
Cap Rate 9%
$1,840,811
$1.8M
Market Conditions
NOI Build-Up for 17,865 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
$257.3K $14.40/SF
− Vacancy
−$20.6K −$1.15/SF
EGI
$236.7K $13.25/SF
− OpEx
−$71.0K −$3.97/SF
NOI
$165.7K $9.27/SF
Area
Comal County, TX
Vacancy
8.00%
Lease Rate
$14.40 /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%
$3,313,460
Cap Rate 7%
$2,366,757
Cap Rate 9%
$1,840,811
Alternative Uses
Best Use
Self Storage
$2.37M
$2.07M – $2.76M
NOI $165,673 @ 7.0% cap · market cap 6.63%
Second Best
Industrial
$1.53M
$1.34M – $1.78M
NOI $106,922 @ 7.0% cap · market cap 4.28%
Theoretical Best
Office A
$4.56M
$3.99M – $5.32M
NOI $318,994 @ 7.0% cap · market cap 12.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 78132, TX
37,475
Population
15,356
Households
2.4
Avg Household Size
43
Median Age
53%
College-Educated
96%
High-School Grad
179.3 sq mi
ZIP Area
209
Density / Sq Mi
$126,934
Median Household Income
$63,870
Median Earnings
$1,531
Median Rent
$570,900
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Self storage facility - 7+ acre property with storage units and development potential.
Where is this self storage facility located?
The property is located at 4500 Fm 1102 New Braunfels, TX.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Operating Storage Facility: Features 102 storage units and 100 uncovered boat/RV parking spaces for immediate income.; Prime Location: Situated between San Antonio and Austin, offering access to major markets.; Development Potential: Over 7 acres of unused land available for commercial or mixed‑use development.
