Four-Unit Office
812 Llano St, Fredericksburg, TX 78624
For Sale
$955,000
Commercial Sale, Fredericksburg, TX
Property Size2,740 SF
Lot Size0.21 Acres
Price / SF$348.54
Days on Market92
Property Features for 812 Llano St
General Information
Property type
Property subtype
Zoning
Accessibility
Subdivision
Lot features
Elementary school
Standard status
Size
Lot size
Site & Location
Corner Location
Mixed-Use Components
Additional Details
Tenant in Place
Property Use
Utilities
Sewer type
Heating system
Cooling system
Amenities
kitchenette
covered front porch
lockable connecting doors
covered entry canopy
Building Details
Year built
Number of units
Flooring type
Building materials
Roof type
Buildings
Listing Agency:
eXp Realty LLC / Tinsley Realty Group
Listed By:
Somer Tinsley · License #TREC#619132-B
(830) 928-7193
Added: Aug 10
Changed: Oct 29
Last Checked: Nov 9 at 4:06AM
MLS# 125153
Copyright © 2026 Kerrville 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.
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Investment Insights
Based on property information with market context.
This C1-zoned office property includes four rentable units arranged across two separate buildings totaling 2,740 square feet. The rear building, constructed in 1985, contains three office suites totaling 1,752 SF. Suite A has a kitchenette, full bath, central HVAC, and frontage on E. Hackberry St.; Suites B and C face N. Llano St. and include half baths, wall-mounted HVAC, and covered porches. Lockable interior connections allow the suites to function together when needed.
The approximately 988-square-foot corner building dates to the 1940s and is leased to a long-term hair salon tenant. It contains two main rooms, a bathroom, central HVAC, and a covered entry canopy. Improvements include new roofs, interior and exterior paint, new flooring, resurfaced asphalt parking, and a new central HVAC system in Unit C. The property is located eight blocks from downtown Fredericksburg, near established businesses, offices, and short-term rentals. Ownership covers water and sewer, while tenants pay electricity.
The approximately 988-square-foot corner building dates to the 1940s and is leased to a long-term hair salon tenant. It contains two main rooms, a bathroom, central HVAC, and a covered entry canopy. Improvements include new roofs, interior and exterior paint, new flooring, resurfaced asphalt parking, and a new central HVAC system in Unit C. The property is located eight blocks from downtown Fredericksburg, near established businesses, offices, and short-term rentals. Ownership covers water and sewer, while tenants pay electricity.
Key Highlights
- Four rentable units across two buildings totaling 2,740 square feet
- Rear building includes three office suites totaling 1,752 SF; constructed in 1985
- Corner building is approximately 988 SF and dates to the 1940s
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$40,674
Cap Rate
4.26%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$813,480
$813.5K
Cap Rate 7%
$581,057
$581.1K
Cap Rate 9%
$451,933
$451.9K
Market Conditions
NOI Build-Up for 2,740 SF
Gross rent
$61.8K $22.56/SF
− Vacancy
−$3.7K −$1.35/SF
EGI
$58.1K $21.21/SF
− OpEx
−$17.4K −$6.36/SF
NOI
$40.7K $14.84/SF
Area
Gillespie County, TX
Vacancy
6.00%
Lease Rate
$22.56 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$813,480
Cap Rate 7%
$581,057
Cap Rate 9%
$451,933
Alternative Uses
Best Use
Retail
$581.1K
$508.4K – $677.9K
NOI $40,674 @ 7.0% cap · market cap 4.26%
Second Best
Office B
$523.1K
$457.8K – $610.3K
NOI $36,620 @ 7.0% cap · market cap 3.83%
Theoretical Best
Hotel Hospitality
$2.07M
$1.82M – $2.42M
NOI $145,247 @ 7.0% cap · market cap 15.21%
Zoning and permitted uses should be independently verified with authorities.
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Property Analytics
Who owns this building?
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Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
859
Businesses Nearby
Explore this area
Business Placement
Demographics for 78624, TX
23,080
Population
12,421
Households
1.9
Avg Household Size
52
Median Age
37%
College-Educated
89%
High-School Grad
742.3 sq mi
ZIP Area
31
Density / Sq Mi
$67,987
Median Household Income
$37,047
Median Earnings
$1,347
Median Rent
$439,600
Median Home Value
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Market
Vacancy Rate% for Office in South region
Frequently Asked Questions
What type of property is this?
Office unit - Two buildings provide flexible office layouts with covered entries, HVAC, and updated finishes.
Where is this office unit located?
The property is located at 812 Llano St Fredericksburg, TX.
What is the asking price?
The asking price for this property is $955,000.
What are key features of this property?
This property features: Four rentable units across two buildings totaling 2,740 square feet; Rear building includes three office suites totaling 1,752 SF; constructed in 1985; Corner building is approximately 988 SF and dates to the 1940s
