Four-Unit Mixed-Use
For Sale
$955,000
812 N Llano St, Fredericksburg, TX 78624
Two buildings combine flexible office suites with a leased salon space and covered entries.
Property Size2,740 SF
Price / SF$348.54
Days on Market51
Property Features for 812 N Llano St
General Information
Standard status
Active
Size
2,740 SF
Property subtype
Commercial
Additional Details
Corner Location
Yes
Office Units
4
Taxes and HOA fees
Annual Taxes
$7,858
Amenities
kitchenette
full bath
half bath
central HVAC
wall-mounted HVAC
covered front porch
lockable connecting doors
covered entry canopy
Building Details
Year Built
1940
Buildings
2
Tenancy
Multi
Listing Agency:
eXp Realty LLC / Tinsley Realty Group
Listed By:
Somer Tinsley · License #TREC#619132-B
(830) 928-7193
Source:
Kellyjogonzalez
Added: Sep 11
Changed: Oct 31
Last Checked: Oct 30 at 8:24PM
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 eXp Realty LLC / Tinsley Realty Group
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Investment Insights
Based on property information with market context.
This mixed-use property at 812 N Llano St includes four rentable units across two buildings. The rear building, constructed in 1985, contains three office suites totaling 1,752 SF. Suite A has a kitchenette, full bathroom, central HVAC, and frontage on E. Hackberry St. Suites B and C face N. Llano St. and include half bathrooms, wall-mounted HVAC, and covered front porches. Lockable interior doors allow the suites to operate together as larger office configurations.
The approximately 988-SF corner building dates to the 1940s and is leased to a long-term hair salon tenant. It provides two main rooms, a bathroom, central HVAC, and a covered entry canopy. Recent property 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 eight blocks from downtown and is surrounded by established businesses, offices, and short-term rentals. Ownership covers water and sewer, while tenants pay electricity.
The approximately 988-SF corner building dates to the 1940s and is leased to a long-term hair salon tenant. It provides two main rooms, a bathroom, central HVAC, and a covered entry canopy. Recent property 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 eight blocks from downtown and is surrounded by established businesses, offices, and short-term rentals. Ownership covers water and sewer, while tenants pay electricity.
Key Highlights
- Four rentable units across two separate buildings
- Three rear‑building office suites totaling 1,752 SF
- Approximately 988 SF corner building leased to a long‑term hair salon tenant
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$36,620
Cap Rate
3.83%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$732,400
$732.4K
Cap Rate 7%
$523,143
$523.1K
Cap Rate 9%
$406,889
$406.9K
Market Conditions
NOI Build-Up for 2,740 SF
Gross rent
$65.1K $23.76/SF
− Vacancy
−$16.3K −$5.94/SF
EGI
$48.8K $17.82/SF
− OpEx
−$12.2K −$4.46/SF
NOI
$36.6K $13.37/SF
Area
Gillespie County, TX
Vacancy
25.00%
Lease Rate
$23.76 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$732,400
Cap Rate 7%
$523,143
Cap Rate 9%
$406,889
Alternative Uses
Best Use
Office B
$523.1K
$457.8K – $610.3K
NOI $36,620 @ 7.0% cap · market cap 3.83%
Second Best
Mixed Use
$180.0K
$157.5K – $210.0K
NOI $12,598 @ 7.0% cap · market cap 1.32%
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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Current Use
Lease Details
4
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
859
Businesses Nearby
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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?
Mixed-use property - Two buildings combine flexible office suites with a leased salon space and covered entries.
Where is this mixed-use property located?
The property is located at 812 N 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 separate buildings; Three rear‑building office suites totaling 1,752 SF; Approximately 988 SF corner building leased to a long‑term hair salon tenant
