Campground with Full-Hookup RV
For Sale
$4,950,000
550 North Washington Street, Round Top, TX 78954
COMMERCIAL - Round Top, TX
Property Size18,631 SF
Lot Size4.47 Acres
Price / SF$265.69
Days on Market112
Property Features for 550 North Washington Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Directions
From the Round Top Square travel north on Hwy 237. Look for RTRE signage on the left in approximately 1/2 mile.
Standard status
Active
APN
R51947
Size
18,631 SF
Lot size
4.47 Acres
Utilities
Water source
Public
Amenities
expansive parking
RV park with full hookups
full service restaurant
commercial kitchen
speakeasy bar
retail space
Building Details
Floors in Building
1
Roof type
Metal
Listing Agency:
ROUND TOP REAL ESTATE
(979) 249-5732
Listed By:
Frank Hillbolt · License #0502045
(979) 249-5732
Added: Apr 22
Changed: Aug 4
Last Checked: Aug 11 at 7:06AM
MLS# 150902
Copyright © 2026 South Central Texas Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This campground property combines on-site entertainment and lodging components. The registered Texas dance hall totals 14,625 SF, and the “Pub” is housed in the original La Grange railroad depot relocated to Round Top in the 1990s. In 2023–2024, the historic building was enlarged to include a full service restaurant and commercial kitchen, along with a “speakeasy” bar. For guests and long-stay visitors, the property also includes a 3-acre RV park with full hookups.
The site sits on 4.472 acres at 550 North Washington Street in Round Top, TX, with expansive parking along Hwy 237 plus a large rear lot for overflow parking. Public water is available, and the building has a metal roof. Retail space is available for rent during the twice yearly antique shows.
The combination of event-driven demand and on-site lodging supports a self-contained operation for a buyer seeking a multifaceted hospitality use in Round Top.
The site sits on 4.472 acres at 550 North Washington Street in Round Top, TX, with expansive parking along Hwy 237 plus a large rear lot for overflow parking. Public water is available, and the building has a metal roof. Retail space is available for rent during the twice yearly antique shows.
The combination of event-driven demand and on-site lodging supports a self-contained operation for a buyer seeking a multifaceted hospitality use in Round Top.
Key Highlights
- 3‑acre RV park with full hookups
- 14,625 SF registered Texas dance hall
- 2023–2024 expansion added full service restaurant and commercial kitchen
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
$269,376
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
5.44%
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%
$5,387,520
$5.4M
Cap Rate 7%
$3,848,229
$3.8M
Cap Rate 9%
$2,993,067
$3.0M
Market Conditions
NOI Build-Up for 18,631 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
$380.1K $20.40/SF
− Vacancy
−$20.9K −$1.12/SF
EGI
$359.2K $19.28/SF
− OpEx
−$89.8K −$4.82/SF
NOI
$269.4K $14.46/SF
Area
Fayette County, TX
Vacancy
5.50%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
25.00%
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%
$5,387,520
Cap Rate 7%
$3,848,229
Cap Rate 9%
$2,993,067
Alternative Uses
Best Use
Specialty Retail
$3.85M
$3.37M – $4.49M
NOI $269,376 @ 7.0% cap · market cap 5.44%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$208.88M
$182.77M – $243.69M
NOI $14,621,676 @ 7.0% cap · market cap 295.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
150
Businesses Nearby
Explore this area
Business Placement
Demographics for 78954, TX
1,144
Population
897
Households
1.3
Avg Household Size
60
Median Age
40%
College-Educated
98%
High-School Grad
73.6 sq mi
ZIP Area
16
Density / Sq Mi
$100,096
Median Household Income
$54,271
Median Earnings
$1,155
Median Rent
$453,500
Median Home Value
Market
Vacancy Rate% for Retail 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?
Campground - Campground featuring a full-hookup RV park, public water service, and a metal roof.
Where is this campground located?
The property is located at 550 North Washington Street Round Top, TX.
What is the asking price?
The asking price for this property is $4,950,000.
What are key features of this property?
This property features: 3‑acre RV park with full hookups; 14,625 SF registered Texas dance hall; 2023–2024 expansion added full service restaurant and commercial kitchen
