Country Duplex with Workshop
For Sale
$1,250,000
805 801 Rolling Oaks Dr, Driftwood, TX 78619
Duplex on expansive acreage with a lodge, shop, and small warehouse buildings for flexible living or business use.
Property Size2,627 SF
Lot Size13.00 Acres
Days on Market54
Property Features for 805 801 Rolling Oaks Dr
General Information
Standard status
Active
Size
2,627 SF
Lot size
13.00 Acres
Property subtype
Farm and Ranch Properties
Additional Details
Multifamily Units
2
Building Details
Building Size
2,627 SF
Year Built
2007
Listing Agency:
IGLESIAS REALTY, LLC
(832) 881-5759
Listed By:
Gladys Iglesias · License #0625129
(832) 881-5759
Source:
Elliman
Added: Jun 21
Changed: Aug 7
Last Checked: Aug 12 at 6:16AM
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.
This for-sale property features a duplex set on 13 acres, offering a private country setting with room to spread out. In addition to the duplex, the land includes a cozy lodge, two small warehouse buildings suitable for office space, and a fully functional shop designed for projects or business use. Outdoor space is a key part of the offering, with scenic open land that includes longhorn cattle and abundant birdlife.
The property is described as car-dependent, fitting a more rural lifestyle where residents and visitors typically rely on vehicles. The surrounding environment is characterized by natural surroundings and wide-open space, supporting a quiet, retreat-style feel.
For buyers looking for multi-family living, this layout provides separate duplex units alongside additional on-site structures that can support work-from-home, light office use, or other project activity. Investors and owner-operators may also value the presence of the lodge and outbuildings as supplementary income or functional space, while the open acreage and existing country setting offer straightforward versatility for a range of uses.
The property is described as car-dependent, fitting a more rural lifestyle where residents and visitors typically rely on vehicles. The surrounding environment is characterized by natural surroundings and wide-open space, supporting a quiet, retreat-style feel.
For buyers looking for multi-family living, this layout provides separate duplex units alongside additional on-site structures that can support work-from-home, light office use, or other project activity. Investors and owner-operators may also value the presence of the lodge and outbuildings as supplementary income or functional space, while the open acreage and existing country setting offer straightforward versatility for a range of uses.
Key Highlights
- Duplex built in 2007 on 13 acres
- On‑site lodge for guests or potential rental income
- Fully functional shop for projects or business 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
$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
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
20
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 Multifamily 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?
Ranch - Duplex on expansive acreage with a lodge, shop, and small warehouse buildings for flexible living or business use.
Where is this ranch located?
The property is located at 805 801 Rolling Oaks Dr 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: Duplex built in 2007 on 13 acres; On‑site lodge for guests or potential rental income; Fully functional shop for projects or business use
