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    Turnkey Bed & Breakfast with Cottage Title is generated by Realmo AI

    700 Bayley, Llano, TX 78643

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    For Sale
    $725,000

    COMMERCIAL - Llano, TX

    Lot size:
    0.40 Acres
    Added:
    Jun 5, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 5 at 10:06 pm

    Property Features for 700 Bayley

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bedrooms
    3
    Bathrooms
    3
    Rooms
    Bedroom 2, Bathroom 3, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 3
    Appliances
    Microwave, Refrigerator, Washer Hookup, Electric Water Heater
    Standard status
    Active
    APN
    040949
    Lot size
    0.40 Acres

    Taxes and HOA fees

    Tax Description
    SOUTH ADDN BLK 11 LT 100 A EXCEPT S 45.2' & 0.053 AC OF LLANO COUNTY COMMONS

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Central, Electric (Heating)
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1950
    Number of units
    3
    Flooring type
    Hardwood, Tile
    Building materials
    Wood Siding
    Roof type
    Metal

    We can help!

    Listing Contact
    Kristy Morris

    Listing agent Kristy Morris License #0517704

    Listing office Landmasters Real Estate 801 Bessemer St., Llano, TX

    Listing date Jun 5, 2026

    MLS# 178241

    Copyright © 2026 Highland Lakes Association of Realtors MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Operating Mustard Seed Bed & Breakfast with two private guest suites plus a separate guest cottage behind the main home.
    • Main‑home suites: each includes a king‑sized bed, ensuite bath, kitchenette, and fireplace.
    • One suite features a private screened porch overlooking the backyard; the other includes a small loft area.
    • Guest cottage: bedroom, bath, kitchenette, covered porch, private hot tub, and an outdoor fire pit.
    • Utilities and systems: public water and public sewer; central air with central electric heating.
    • Home details: year built 1950; metal roof; wood siding; hardwood and tile flooring; electric water heater.

    Overview

    This turnkey bed and breakfast property features a renovated main home with historic character, originally built in the late 1870s. The main home offers two private guest suites, each with a king-sized bed, ensuite bath, kitchenette, and fireplace, along with modern amenities. One suite includes a private screened porch overlooking the backyard, while the other has a small loft area. Behind the main home, a guest cottage provides additional accommodations with a bedroom, bath, kitchenette, covered porch, private hot tub, and an outdoor fire pit.

    The property is located in Llano, Texas, one block from the historic downtown square and steps from the scenic Llano River. Mature shade trees and inviting outdoor gathering spaces support guest use. The setting also allows easy walking access to local shopping, dining, galleries, wine tastings, distilleries, parks, fishing, and kayaking.

    Well suited for an operator seeking an established hospitality concept, the layout supports multiple private accommodations for couples or small groups. The cottage adds flexibility for extended stays, family use, or additional hosting options while maintaining separation from the main home’s two suites. Buyers may also consider keeping the current bed and breakfast operation in place or repurposing the property as a private retreat.
    Property Profile Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Similar Places Nearby

    • Flossie's Bed & Breakfast — 808 Oatman St, Llano, TX 78643
    • 1890 Karcher Haus — 1307 Wright St, Llano, TX 78643
    • The Hickory House Llano — 1105 Hickory St, Llano, TX 78643
    • M and M's Bed and Breakfast — 1010 Oatman St, Llano, TX 78643
    • Niki's Country Cottages — 1004 ford st, llano, tx 78643

    Location Insight

    • Map
    • Local Demand
    City
    Llano
    County
    Llano
    State
    Texas
    Longitude
    -98.67332534
    Latitude
    30.75063385

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    FAQs

    What type of property is this?
    Bed & breakfast - Turnkey lodging property with two private suites and a rear guest cottage near Llano’s downtown and Llano River.
    Where is this bed & breakfast located?
    The property is located at 700 Bayley Llano, TX.
    What is the asking price?
    The asking price for this property is $725,000.
    What are key features of this property?
    This property features: Operating Mustard Seed Bed & Breakfast with two private guest suites plus a separate guest cottage behind the main home.; Main‑home suites: each includes a king‑sized bed, ensuite bath, kitchenette, and fireplace.; One suite features a private screened porch overlooking the backyard; the other includes a small loft area.
    (512) 755-5470
    We can help!
    Listing Contact
    Kristy Morris
    Real Estate License ID: 0517704
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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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