Refrigerated Distribution
For Sale
$1,500,000
568 Carter, Hondo, TX 78861
Fenced industrial campus with temperature-controlled warehouse space, multiple buildings, truck circulation, and gated access.
Property Size23,050 SF
Lot Size4.00 Acres
Price / SF$65.08
Days on Market12
Property Features for 568 Carter
General Information
Standard status
Active
Size
23,050 SF
Lot size
4.00 Acres
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Warehouse Space
14,800 SF
Office Build-Out
1,600 SF
Cold Storage
Yes
Cold Storage Area
10,000 SF
Building Details
Buildings
3
Listing Agency:
Aranda Real Estate
Listed By:
Jose Aranda · License #0635243
(830) 968-7766
Source:
Exprealty
Added: Sep 3
Changed: Sep 13
Last Checked: Sep 13 at 2:58PM
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 Aranda Real Estate
Investment Insights
Based on property information with market context.
This distribution center comprises approximately 23,050 SF across three buildings on approximately 4.0 fully fenced acres. The primary warehouse contains approximately 14,800 SF, including approximately 10,000 SF of insulated refrigerated and temperature-controlled space supported by 17+ tons of capacity. A 1,600 SF freestanding office and a 6,650 SF equipment and storage building constructed in 2022 add operational flexibility.
The property includes a central yard and parking area, loading well, gated keypad entry, and room for trucks, equipment, and outdoor storage. It is adjacent to South Texas Regional Airport, provides access to US Hwy 90, and is approximately 45 minutes from San Antonio. The site is located at 568 Carter in Hondo, Texas.
The property includes a central yard and parking area, loading well, gated keypad entry, and room for trucks, equipment, and outdoor storage. It is adjacent to South Texas Regional Airport, provides access to US Hwy 90, and is approximately 45 minutes from San Antonio. The site is located at 568 Carter in Hondo, Texas.
Key Highlights
- Approximately 23,050 SF of improvements across three buildings
- Approximately 4.0 fully fenced acres with central yard and parking area
- Approximately 10,000 SF of insulated refrigerated space within the main warehouse
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
$137,954
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
9.20%
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%
$2,759,080
$2.8M
Cap Rate 7%
$1,970,771
$2.0M
Cap Rate 9%
$1,532,822
$1.5M
Market Conditions
NOI Build-Up for 23,050 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
$207.5K $9.00/SF
− Vacancy
−$10.4K −$0.45/SF
EGI
$197.1K $8.55/SF
− OpEx
−$59.1K −$2.56/SF
NOI
$138.0K $5.98/SF
Area
Medina County, TX
Vacancy
5.00%
Lease Rate
$9.00 /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%
$2,759,080
Cap Rate 7%
$1,970,771
Cap Rate 9%
$1,532,822
Alternative Uses
Best Use
Warehouse
$2.39M
$2.09M – $2.79M
NOI $167,516 @ 7.0% cap · market cap 11.17%
Second Best
Industrial
$1.97M
$1.72M – $2.30M
NOI $137,954 @ 7.0% cap · market cap 9.20%
Theoretical Best
Office A
$5.88M
$5.14M – $6.86M
NOI $411,576 @ 7.0% cap · market cap 27.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
138
Businesses Nearby
Explore this area
Business Placement
Demographics for 78861, TX
13,298
Population
5,163
Households
2.6
Avg Household Size
39
Median Age
17%
College-Educated
82%
High-School Grad
490.7 sq mi
ZIP Area
27
Density / Sq Mi
$64,491
Median Household Income
$39,711
Median Earnings
$1,131
Median Rent
$210,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Distribution center - Fenced industrial campus with temperature-controlled warehouse space, multiple buildings, truck circulation, and gated access.
Where is this distribution center located?
The property is located at 568 Carter Hondo, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Approximately 23,050 SF of improvements across three buildings; Approximately 4.0 fully fenced acres with central yard and parking area; Approximately 10,000 SF of insulated refrigerated space within the main warehouse
