Mixed-Use Property with 4
New
For Sale
$975,000
812 N Llano St, Fredericksburg, TX 78624
Commercial Sale, Fredericksburg, TX
Property Size2,740 SF
Lot Size0.21 Acres
Price / SF$355.84
Days on Market2
Property Features for 812 N Llano St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1
Subdivision
Burgdorf
Elementary school district
Fredericksburg
Middle school district
Fredericksburg
High school district
Fredericksburg
Standard status
Active
Lot size
0.21 Acres
Taxes and HOA fees
Tax Annual Amount
7859
Amenities
kitchenette
full bath
covered front porch
lockable connecting doors
covered entry canopy
Listing Agency:
eXp Realty LLC / Tinsley Realty Group
(830) 928-7193
Listed By:
Somer Tinsley · License #TREC#619132-B
(888) 519-7431
Added: Sep 9
Last Checked: Sep 10 at 8:06AM
MLS# 105304
Copyright © 2026 Central Hill Country 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.
Investment Insights
Based on property information with market context.
This C-1-zoned mixed-use property at 812 N Llano St. includes four rentable units across two separate buildings on 0.21 acres. The rear building, constructed in 1985, contains three office suites totaling 1,752 SF. Suite A includes a kitchenette, full bath, central HVAC, and E. Hackberry St. frontage, while Suites B and C offer half baths, wall-mounted HVAC, and covered front porches. Connecting doors allow the three suites to function together or separately.
The approximately 988-SF front corner building dates to the 1940s and is leased to a long-term hair salon tenant. It includes two rooms, a bathroom, central HVAC, and a covered entry canopy. Improvements include new roofs, interior and exterior paint, flooring, resurfaced asphalt parking, and a new central HVAC system in Unit C. The property is located on N Llano Street, eight blocks from downtown Fredericksburg, near established businesses, offices, and short-term rentals. Owner-paid utilities include water and sewer; tenants pay electricity.
The approximately 988-SF front corner building dates to the 1940s and is leased to a long-term hair salon tenant. It includes two rooms, a bathroom, central HVAC, and a covered entry canopy. Improvements include new roofs, interior and exterior paint, flooring, resurfaced asphalt parking, and a new central HVAC system in Unit C. The property is located on N Llano Street, eight blocks from downtown Fredericksburg, near established businesses, offices, and short-term rentals. Owner-paid utilities include water and sewer; tenants pay electricity.
Key Highlights
- Four rentable units across two separate buildings
- Rear building has three office suites totaling 1,752 SF
- Front corner building measures approximately 988 SF and is leased to a long‑term hair salon tenant
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
$36,620
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
3.76%
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%
$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
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
$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 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%
$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 3.76%
Second Best
Mixed Use
$180.0K
$157.5K – $210.0K
NOI $12,598 @ 7.0% cap · market cap 1.29%
Theoretical Best
Hotel Hospitality
$2.07M
$1.82M – $2.42M
NOI $145,247 @ 7.0% cap · market cap 14.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Yes
Paved road access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two buildings provide office suites, salon space, and flexible configurations under C-1 zoning.
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 $975,000.
What are key features of this property?
This property features: Four rentable units across two separate buildings; Rear building has three office suites totaling 1,752 SF; Front corner building measures approximately 988 SF and is leased to a long‑term hair salon tenant
