Wimberley Retreat: Income
For Sale
Contact for pricing
5460 FM 2325, Wimberley, TX 78676
Established short-term rental retreat on 10 unrestricted acres near Wimberley.
Property Size5,000 SF
Lot Size10.00 Acres
Price / SF$259
Days on Market307
Property Features for 5460 FM 2325
General Information
Standard status
Active
Size
5,000 SF
Class
A
Lot size
10.00 Acres
Property subtype
Hospitality, Land, Multifamily, Special Purpose
Building Details
Year Built
2023
Listing Agency:
Inspired Capital
Listed By:
Sam El-Gizawy · License #TX 680958
Source:
Crexi
Added: Oct 9, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:40AM
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 Inspired Capital
Investment Insights
Based on property information with market context.
This 10-acre property in Wimberley, Texas, presents an opportunity to own an established short-term rental retreat. The property, unrestricted and located minutes from downtown, features four detached dwellings totaling 4,918 square feet. Currently, two completed homes, the Earth Cabin and Fire Cabin, accommodate over 20 guests across five bedrooms plus loft and flexible living spaces. The Earth Cabin is 2,150 square feet with four bedrooms, two bathrooms, and sleeps 16, while the Fire Cabin is 648 square feet with one bedroom, one bathroom, and sleeps four. Two additional homes, the Wind Cabin and Water Cabin, are under construction. The Water Cabin will be 1,142 square feet with three bedrooms and sleep 6+, and the Wind Cabin will be 978 square feet with two bedrooms and sleep 4+. An additional pad site is prepared with plumbing and electrical for a fifth cabin, with plans for an additional 1,064 square feet. Upon completion of the remaining cabins and pad build-out, the property will accommodate 34 guests. The location is near shopping, dining, wineries, breweries, rivers, creeks, hiking trails, and festivals, with convenient access to Austin, San Antonio, San Marcos, Kyle, Dripping Springs, and New Braunfels. The property offers potential for a short-term rental investment, family compound, or a combination of both.
Key Highlights
- Established short‑term rental (STR) retreat with proven income generation and high guest capacity (currently sleeps 20+, potential for 34+ upon completion).
- Unrestricted 10‑acre property with sweeping Hill Country views and ample room for expansion, including a poured pad site with plans for a 5th cabin.
- Four detached dwellings (two completed, two under construction) offering a blend of rustic charm and modern luxury, designed for privacy and group gatherings.
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
$76,646
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
5.92%
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%
$1,532,920
$1.5M
Cap Rate 7%
$1,094,943
$1.1M
Cap Rate 9%
$851,622
$851.6K
Market Conditions
NOI Build-Up for 5,000 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
$147.0K $29.40/SF
− Vacancy
−$7.6K −$1.53/SF
EGI
$139.4K $27.87/SF
− OpEx
−$62.7K −$12.54/SF
NOI
$76.6K $15.33/SF
Area
Hays County, TX
Vacancy
5.20%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
45.00%
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%
$1,532,920
Cap Rate 7%
$1,094,943
Cap Rate 9%
$851,622
Alternative Uses
Best Use
Apartment 5plus
$1.09M
$958.1K – $1.28M
NOI $76,646 @ 7.0% cap · market cap 5.92%
Second Best
Hotel Hospitality
$644.9K
$564.3K – $752.4K
NOI $45,144 @ 7.0% cap · market cap 3.49%
Theoretical Best
Office A
$2.09M
$1.83M – $2.44M
NOI $146,309 @ 7.0% cap · market cap 11.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78676, TX
14,713
Population
7,487
Households
2
Avg Household Size
52
Median Age
50%
College-Educated
93%
High-School Grad
167.8 sq mi
ZIP Area
88
Density / Sq Mi
$86,819
Median Household Income
$44,745
Median Earnings
$1,432
Median Rent
$476,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bed & breakfast - Established short-term rental retreat on 10 unrestricted acres near Wimberley.
Where is this bed & breakfast located?
The property is located at 5460 FM 2325 Wimberley, TX.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Established short‑term rental (STR) retreat with proven income generation and high guest capacity (currently sleeps 20+, potential for 34+ upon completion).; Unrestricted 10‑acre property with sweeping Hill Country views and ample room for expansion, including a poured pad site with plans for a 5th cabin.; Four detached dwellings (two completed, two under construction) offering a blend of rustic charm and modern luxury, designed for privacy and group gatherings.
