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    Highway Commercial Property with RV Park Title is generated by Realmo AI

    604 E US Hwy 190, Richland Springs, TX 76871

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    For Sale
    $1,600,000

    COMMERCIAL - Richland Springs, TX

    Lot size:
    9.51 Acres
    Added:
    Mar 12, 2026
    Days on Market:
    87
    Last Refresh:
    Jun 6 at 11:06 am

    Property Features for 604 E US Hwy 190

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    COMM
    Standard status
    Active
    Lot size
    9.51 Acres

    Taxes and HOA fees

    Tax Annual Amount
    6423

    We can help!

    Listing Contact
    Blake Edgerton

    Listing agent Blake Edgerton

    Listing office Reata Ranch Realty, LLC 408 N Llano St., Fredericksburg, TX

    Listing date Mar 12, 2026

    MLS# 103916

    Copyright © 2026 Central Hill Country 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.

    HighLights

    • Multiple Income Streams: Established business with revenue from beer sales, food service, agricultural retail, RV park, and event hosting.
    • High‑Visibility Commercial Frontage: Over 960 feet of frontage on U.S. Highway 190.
    • Large Metal Building: The 50' x 100' building houses a beer barn, rustic bar, commercial kitchen, and live music venue.
    • Established Business: The FeedLot is a well‑known gathering place with established local recognition.
    • Agricultural Infrastructure: Includes an 80' x 100' pole barn, bulk overhead feed and corn bins for convenient loading.
    • RV Park: A 23‑space RV park provides an additional income stream, with potential for increased revenue through individual utility metering.

    Overview

    This commercial property, situated on over 9.5 acres with approximately 960 feet of frontage along U.S. Highway 190 in Richland Springs, TX, features a combination of commercial frontage, agricultural infrastructure, entertainment venue potential, and income-producing RV spaces. The centerpiece is a 50' x 100' metal building that houses a drive-through beer barn with a large walk-in cooler, a rustic bar, and a commercial kitchen. The eastern side of the building features a live music and event venue with a stage. Behind the main building is an approximately 80' x 100' pole barn supporting the property's agricultural retail operations, including tire service, bagged livestock feed, and deer corn sales. Toward the front of the property are bulk overhead feed and corn bins. A 16' x 40' office building, completed in 2020, provides space for day-to-day operations. On the eastern portion of the property is a 23-space RV park with its own septic system tied into city sewer utilities. The property also serves as a community hub, hosting events such as the Richland Springs Youth Rodeo, Trade Days, and the annual FeedLot Chili Cook-Off. The property is located 18 miles to San Saba, 22 miles to Brady, 36 miles to Mason and 45 miles to Brownwood.
    Property Profile Location Intelligence

    Current Use by Public Records

    Grocery and convenience stores

    Suggested Use

    Restaurant Car Rental Facility

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Richland Springs
    County
    San Saba
    State
    Texas
    Longitude
    -98.9389037
    Latitude
    31.2684145

    Nearby Similar for Sale

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    • $1,059,000
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      Richland Springs Farm and Ranch

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    FAQs

    What type of property is this?
    Grocery and convenience store - Commercial property with multiple revenue streams and established local recognition.
    Where is this grocery and convenience store located?
    The property is located at 604 E US Hwy 190 Richland Springs, TX.
    What is the asking price?
    The asking price for this property is $1,600,000.
    What are key features of this property?
    This property features: Multiple Income Streams: Established business with revenue from beer sales, food service, agricultural retail, RV park, and event hosting.; High‑Visibility Commercial Frontage: Over 960 feet of frontage on U.S. Highway 190.; Large Metal Building: The 50' x 100' building houses a beer barn, rustic bar, commercial kitchen, and live music venue.
    (325) 205-0855
    We can help!
    Listing Contact
    Blake Edgerton
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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