Mixed-Use Pet Care
For Sale
$625,000
5327 Old Lorena Rd, Lorena, TX 76655
Mixed-use property with pet-care improvements, a residence, fenced play areas, and access to Interstate 35.
Property Size3,758 SF
Lot Size3.48 Acres
Price / SF$166.31
Days on Market19
Property Features for 5327 Old Lorena Rd
General Information
Standard status
Active
Size
3,758 SF
Lot size
3.48 Acres
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Land Use
commercial
Amenities
30 indoor-outdoor kennels
8 outdoor kennels
six fully fenced grass play yards
reception area and kitchen
groom room
dog suite
large storage building
2-bedroom 1-bath residence
attached two-car garage
Building Details
Year Built
1984
Listing Agency:
Keller Williams Realty Austin SW
(512) 448-4111
Listed By:
David Bailey
Source:
Minteerteam
Added: Aug 12
Changed: Aug 30
Last Checked: Aug 30 at 1:41AM
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 Keller Williams Realty Austin SW
Investment Insights
Based on property information with market context.
This mixed-use property in Lorena includes an operational pet boarding and grooming facility on 3.48 acres. The improvements feature 30 indoor-outdoor kennels, 8 outdoor kennels, six fenced grass play yards, a reception area with kitchen, grooming room, dog suite, and storage building. Central HVAC serves the office and indoor-outdoor kennel areas, while the remaining buildings use window units.
A 2-bedroom, 1-bath residence built in 2004 includes an open living area, full kitchen, separate utility room, and attached two-car garage. The property record identifies 1984 as the year built. Located at 5327 Old Lorena Rd in Lorena, the property is 15 miles south of Waco with access to Interstate 35. The real estate may be acquired independently or together with the established Brazos Valley Boarding Kennels business.
A 2-bedroom, 1-bath residence built in 2004 includes an open living area, full kitchen, separate utility room, and attached two-car garage. The property record identifies 1984 as the year built. Located at 5327 Old Lorena Rd in Lorena, the property is 15 miles south of Waco with access to Interstate 35. The real estate may be acquired independently or together with the established Brazos Valley Boarding Kennels business.
Key Highlights
- 3.48‑acre mixed‑use property with an operational pet boarding and grooming facility
- 30 indoor‑outdoor kennels and 8 outdoor kennels
- Six fully fenced grass play yards
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
$37,204
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
5.95%
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%
$744,080
$744.1K
Cap Rate 7%
$531,486
$531.5K
Cap Rate 9%
$413,378
$413.4K
Market Conditions
NOI Build-Up for 3,758 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
$67.6K $18.00/SF
− Vacancy
−$8.1K −$2.16/SF
EGI
$59.5K $15.84/SF
− OpEx
−$22.3K −$5.94/SF
NOI
$37.2K $9.90/SF
Area
McLennan County, TX
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$744,080
Cap Rate 7%
$531,486
Cap Rate 9%
$413,378
Alternative Uses
Best Use
Mixed Use
$531.5K
$465.1K – $620.1K
NOI $37,204 @ 7.0% cap · market cap 5.95%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$46.82M
$40.96M – $54.62M
NOI $3,277,085 @ 7.0% cap · market cap 524.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 76655, TX
10,227
Population
3,478
Households
2.9
Avg Household Size
39
Median Age
38%
College-Educated
97%
High-School Grad
77.7 sq mi
ZIP Area
132
Density / Sq Mi
$106,012
Median Household Income
$54,812
Median Earnings
$967
Median Rent
$294,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with pet-care improvements, a residence, fenced play areas, and access to Interstate 35.
Where is this mixed-use property located?
The property is located at 5327 Old Lorena Rd Lorena, TX.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: 3.48‑acre mixed‑use property with an operational pet boarding and grooming facility; 30 indoor‑outdoor kennels and 8 outdoor kennels; Six fully fenced grass play yards
