Farm Property with
For Sale
$1,250,000
801 Rolling Oaks Drive, Driftwood, TX 78619
Thirteen-acre rural property includes a duplex, lodge, warehouses, shop, and open land with horses permitted.
Property Size2,627 SF
Price / SF$475.83
Days on Market83
Property Features for 801 Rolling Oaks Drive
General Information
Standard status
Active
Size
2,627 SF
Property subtype
Farm
Amenities
Central Air, Electric
Central, Electric
Yes
6
4
No
House
HorsesAllowed
Building Details
Year Built
2007
Listing Agency:
Iglesias Realty, LLC
(832) 881-5759
Listed By:
Gladys Iglesias · License #0625129
(832) 881-5759
Source:
Compass
Added: Jun 9
Changed: Aug 30
Last Checked: Aug 30 at 12:02AM
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 Iglesias Realty, LLC
Investment Insights
Based on property information with market context.
Set on 13 acres, this farm property includes a duplex, a separate lodge, two small warehouse buildings, and a functional shop. The buildings provide a mix of residential, storage, and workspace components within a rural setting. The property was built in 2007 and allows horses.
Located at 801 Rolling Oaks Drive in Driftwood, the acreage includes open land, longhorn cattle, birdlife, and natural surroundings. The combination of a duplex and multiple ancillary structures gives the property a varied physical configuration for residential and agricultural use, subject to applicable requirements.
Located at 801 Rolling Oaks Drive in Driftwood, the acreage includes open land, longhorn cattle, birdlife, and natural surroundings. The combination of a duplex and multiple ancillary structures gives the property a varied physical configuration for residential and agricultural use, subject to applicable requirements.
Key Highlights
- 13‑acre farm property in Driftwood, TX
- Duplex, separate lodge, two small warehouses, and functional shop
- Property built in 2007
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
$44,051
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
3.52%
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%
$881,020
$881.0K
Cap Rate 7%
$629,300
$629.3K
Cap Rate 9%
$489,456
$489.5K
Market Conditions
NOI Build-Up for 2,627 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
$66.2K $25.20/SF
− Vacancy
−$3.3K −$1.24/SF
EGI
$62.9K $23.96/SF
− OpEx
−$18.9K −$7.19/SF
NOI
$44.1K $16.77/SF
Area
Hays County, TX
Vacancy
4.94%
Lease Rate
$25.20 /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%
$881,020
Cap Rate 7%
$629,300
Cap Rate 9%
$489,456
Alternative Uses
Best Use
Multifamily LT 5
$629.3K
$550.6K – $734.2K
NOI $44,051 @ 7.0% cap · market cap 3.52%
Second Best
Apartment 5plus
$575.3K
$503.4K – $671.2K
NOI $40,270 @ 7.0% cap · market cap 3.22%
Theoretical Best
Office A
$1.10M
$960.9K – $1.28M
NOI $76,871 @ 7.0% cap · market cap 6.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 78619, TX
5,819
Population
2,484
Households
2.3
Avg Household Size
44
Median Age
55%
College-Educated
99%
High-School Grad
39.9 sq mi
ZIP Area
146
Density / Sq Mi
$171,667
Median Household Income
$69,688
Median Earnings
$1,245
Median Rent
$709,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Farm - Thirteen-acre rural property includes a duplex, lodge, warehouses, shop, and open land with horses permitted.
Where is this farm located?
The property is located at 801 Rolling Oaks Drive Driftwood, TX.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 13‑acre farm property in Driftwood, TX; Duplex, separate lodge, two small warehouses, and functional shop; Property built in 2007
