Flex Building with Warehouse
For Sale
$1,450,000
4844 County Road 430, Pleasanton, TX 78064
Triple-net occupancy combines functional offices with a fenced-in yard and pull-through warehouse access.
Property Size7,800 SF
Lot Size2.93 Acres
Price / SF$185.90
Days on Market21
Property Features for 4844 County Road 430
General Information
Standard status
Active
Size
7,800 SF
Lot size
2.93 Acres
Occupancy
100%
Warehouse & Industrial
Warehouse Space
6,000 SF
Office Build-Out
1,800 SF
Additional Details
Cap Rate
8.6%
Fenced Yard
Yes
Office Units
1
Amenities
reception area
conference room
break area
private offices
restrooms
pull through bays
roll-up bay doors
translucent side light panels
high bay lighting
Building Details
Year Built
2014
Buildings
1
Building Size
7,800 SF
Tenancy
Single
Owner Occupied
No
Abandoned
No
Listing Agency:
Brohill Realty Ltd
(210) 325-7448
Listed By:
Clifton Shearrer · License #519100
Source:
Kingdomtxrealty
Added: Aug 8
Changed: Aug 28
Last Checked: Aug 28 at 1:08PM
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 Brohill Realty Ltd
Investment Insights
Based on property information with market context.
Built in 2014, this 7,800-square-foot flex property combines 6,000 square feet of warehouse area with 1,800 square feet of office space. The office component includes a reception area, conference room, break area, four private offices, and separate men’s and women’s restrooms. Customer parking is positioned outside the fenced-in yard.
Warehouse features include 22-foot eave heights, four pull-through bays, and eight 14-foot-wide by 16-foot-high roll-up doors. Translucent upper wall panels and high-bay lighting provide additional functional features. The property occupies 2.933 acres at 4844 County Road 430 in Pleasanton, Texas.
The building is occupied under a triple-net lease with annual base-rent escalations and carries an 8.6% cap rate.
Warehouse features include 22-foot eave heights, four pull-through bays, and eight 14-foot-wide by 16-foot-high roll-up doors. Translucent upper wall panels and high-bay lighting provide additional functional features. The property occupies 2.933 acres at 4844 County Road 430 in Pleasanton, Texas.
The building is occupied under a triple-net lease with annual base-rent escalations and carries an 8.6% cap rate.
Key Highlights
- 7,800‑square‑foot flex building on 2.933 acres
- 6,000 square feet of warehouse and 1,800 square feet of office space
- Four pull‑through bays with eight 14'w x 16'h roll‑up bay doors
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
$60,679
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
4.18%
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%
$1,213,580
$1.2M
Cap Rate 7%
$866,843
$866.8K
Cap Rate 9%
$674,211
$674.2K
Market Conditions
NOI Build-Up for 7,800 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
$102.0K $13.08/SF
− Vacancy
−$8.7K −$1.11/SF
EGI
$93.4K $11.97/SF
− OpEx
−$32.7K −$4.19/SF
NOI
$60.7K $7.78/SF
Area
Atascosa County, TX
Vacancy
8.50%
Lease Rate
$13.08 /SF/Yr
Expense Ratio
35.00%
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%
$1,213,580
Cap Rate 7%
$866,843
Cap Rate 9%
$674,211
Alternative Uses
Best Use
Office B
$1.91M
$1.67M – $2.23M
NOI $133,826 @ 7.0% cap · market cap 9.23%
Second Best
Flex RnD
$866.8K
$758.5K – $1.01M
NOI $60,679 @ 7.0% cap · market cap 4.18%
Theoretical Best
Hotel Hospitality
$5.88M
$5.14M – $6.85M
NOI $411,255 @ 7.0% cap · market cap 28.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
100%
Occupancy
Single-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
42
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78064, TX
15,710
Population
6,179
Households
2.5
Avg Household Size
38
Median Age
21%
College-Educated
83%
High-School Grad
281.4 sq mi
ZIP Area
56
Density / Sq Mi
$69,407
Median Household Income
$36,185
Median Earnings
$1,109
Median Rent
$216,300
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?
Flex space - Triple-net occupancy combines functional offices with a fenced-in yard and pull-through warehouse access.
Where is this flex space located?
The property is located at 4844 County Road 430 Pleasanton, TX.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: 7,800‑square‑foot flex building on 2.933 acres; 6,000 square feet of warehouse and 1,800 square feet of office space; Four pull‑through bays with eight 14'w x 16'h roll‑up bay doors
