Mixed-Use Industrial
For Sale
Contact for pricing
7846 FM 482, New Braunfels, TX 78132
Two industrial buildings and dedicated office space support flexible commercial operations.
Property Size11,200 SF
Lot Size3.05 Acres
Price / SF$151.34
Days on Market9
Property Features for 7846 FM 482
General Information
Standard status
Active
Size
11,200 SF
Lot size
3.05 Acres
Property subtype
Office, Industrial
Zoning
M-1
Warehouse & Industrial
Warehouse Space
10,000 SF
Office Build-Out
1,200 SF
Additional Details
Outdoor Storage
Yes
Building Details
Buildings
3
Listing Agency:
Core35 Realty
Listed By:
Katie Lynch, CCIM · License #TX 664603
(830) 237-2834
Source:
Crexi
Added: Sep 10
Changed: Sep 16
Last Checked: Sep 16 at 1:58PM
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 Core35 Realty
Investment Insights
Based on property information with market context.
This M-1 Industrial property combines two 5,000-square-foot industrial buildings with a 1,200-square-foot residence converted to office use. The improvements total approximately 11,200 square feet across approximately 3.052 acres, offering a mix of industrial, warehouse, manufacturing, and office functionality. The low building-to-land ratio leaves substantial unbuilt area for parking, equipment, vehicle staging, outdoor storage, or future improvements.
Located at 7846 FM 482 in New Braunfels, the property fronts the FM 482 commercial and industrial corridor. Regional connections include Interstate 35, FM 2252, and the greater San Antonio area. The combination of industrial buildings, dedicated office space, M-1 zoning, and additional land supports owner-user, contractor, service business, light manufacturing, warehouse, and investment applications identified for the property.
Located at 7846 FM 482 in New Braunfels, the property fronts the FM 482 commercial and industrial corridor. Regional connections include Interstate 35, FM 2252, and the greater San Antonio area. The combination of industrial buildings, dedicated office space, M-1 zoning, and additional land supports owner-user, contractor, service business, light manufacturing, warehouse, and investment applications identified for the property.
Key Highlights
- Approximately 3.052 acres with approximately 132,945 square feet of land
- Two 5,000‑square‑foot industrial buildings
- 1,200‑square‑foot residence converted to office use
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
$147,840
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
8.72%
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%
$2,956,800
$3.0M
Cap Rate 7%
$2,112,000
$2.1M
Cap Rate 9%
$1,642,667
$1.6M
Market Conditions
NOI Build-Up for 11,200 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
$268.8K $24.00/SF
− Vacancy
−$32.3K −$2.88/SF
EGI
$236.5K $21.12/SF
− OpEx
−$88.7K −$7.92/SF
NOI
$147.8K $13.20/SF
Area
Comal County, TX
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$2,956,800
Cap Rate 7%
$2,112,000
Cap Rate 9%
$1,642,667
Alternative Uses
Best Use
Mixed Use
$2.11M
$1.85M – $2.46M
NOI $147,840 @ 7.0% cap · market cap 8.72%
Second Best
Warehouse
$1.16M
$1.02M – $1.36M
NOI $81,396 @ 7.0% cap · market cap 4.80%
Theoretical Best
Office A
$2.86M
$2.50M – $3.33M
NOI $199,985 @ 7.0% cap · market cap 11.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
81
Businesses Nearby
Explore this area
Business Placement
Demographics for 78132, TX
37,475
Population
15,356
Households
2.4
Avg Household Size
43
Median Age
53%
College-Educated
96%
High-School Grad
179.3 sq mi
ZIP Area
209
Density / Sq Mi
$126,934
Median Household Income
$63,870
Median Earnings
$1,531
Median Rent
$570,900
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two industrial buildings and dedicated office space support flexible commercial operations.
Where is this mixed-use property located?
The property is located at 7846 FM 482 New Braunfels, TX.
What is the asking price?
The asking price for this property is $1,695,000.
What are key features of this property?
This property features: Approximately 3.052 acres with approximately 132,945 square feet of land; Two 5,000‑square‑foot industrial buildings; 1,200‑square‑foot residence converted to office use
