Unrestricted Live-Work Lot on FM
8251 Fm 2673, Canyon Lake, TX 78133
COMMERCIAL - Canyon Lake, TX
Property size:
1,732 SFLot size:
0.79 AcresPrice / SF:
$190/SF- Added:
- May 16, 2026
- Days on Market:
- 53
- Last Refresh:
- Jul 7 at 8:06 am
Property Features for 8251 Fm 2673
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Parking features
- Driveway
- Interior features
- PullDownAtticStairs
- Standard status
- Active
- APN
- 363553
- Size
- 1,732 SF
- Lot size
- 0.79 Acres
Taxes and HOA fees
- Tax Year
- 2026
- Tax Description
- A-450 SUR-433 G PACE, ACRES .785
- Tax Annual Amount
- 6681
Utilities
- Sewer type
- Septic Tank
Building Details
- Year built
- 2006
- Floors in Building
- 1
- Flooring type
- Tile
- Building materials
- Frame
- Roof type
- Shingle, Composition
Listing agent Gary Rutten License #0210785 (830) 387-1428
Listing office C R Phoenix Real Estate 2472 Comal Springs, bulverde, TX (830) 387-1428
Listing date May 16, 2026
MLS# 613224
Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
HighLights
- Unrestricted live/work property on FM 2673, with value emphasized on the land and location
- 8' x 8' double‑sided billboard included on the property
- Septic tank replaced in 2022; septic designed for an additional RV site (RV infrastructure not installed)
- Additional electrical service and water meter for an old home removed, potentially supporting future development
- Existing home built in 2006 with frame construction, tile flooring, and shingle/composition roof
- Driveway parking and pull‑down attic stairs; sewer service via septic tank
Overview
The property at 8251 FM 2673 offers a live-and-work style setup on an unrestricted lot. A house is currently in place and may be renovated, used for immediate occupancy, or adapted for rental use, with the primary value described as coming from the land and location. The septic system was replaced in 2022, and it was designed to support an additional RV site, though the infrastructure for the RV was never installed. The property also includes an additional electrical service and a water meter connected to a prior home that was removed, which may help reduce costs for future development. A provided floor plan from the previous owner outlines the general layout, though it is noted as not 100% accurate. The site includes an 8' x 8' double-sided billboard.
Located in the heart of Startzville, the property is positioned along FM 2673 with easy access and visibility, according to the listing remarks. The remarks also describe nearby businesses within a half-mile or less, including CVS Pharmacy, McDonald’s, Dairy Queen, and a local grocery store, along with other small businesses. The listing further notes proximity to Canyon Lake and nearby dining and recreation.
This property can fit buyers seeking flexibility for a small business and onsite living, as well as those interested in development supported by unrestricted land. With updated septic infrastructure and separate utilities already on site, it may support a range of approaches, including renovation and short-term or rental uses, subject to buyer due diligence. The buyer is responsible for verifying all information in the listing.
Located in the heart of Startzville, the property is positioned along FM 2673 with easy access and visibility, according to the listing remarks. The remarks also describe nearby businesses within a half-mile or less, including CVS Pharmacy, McDonald’s, Dairy Queen, and a local grocery store, along with other small businesses. The listing further notes proximity to Canyon Lake and nearby dining and recreation.
This property can fit buyers seeking flexibility for a small business and onsite living, as well as those interested in development supported by unrestricted land. With updated septic infrastructure and separate utilities already on site, it may support a range of approaches, including renovation and short-term or rental uses, subject to buyer due diligence. The buyer is responsible for verifying all information in the listing.
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $38.2k | $22.08 |
| − Vacancy | −$6.8k | −$3.91 |
| EGI | $31.5k | $18.17 |
| − OpEx | −$7.9k | −$4.54 |
| NOI | $23.6k | $13.63 |
1,732 SF · lease $22.08/SF/yr · vacancy 17.70% · expense 25.00%
Alternative Uses
Best Use
Office B
$337.2K
$295.1K – $393.4K
NOI $23,605 @ 7.0% cap · market cap 7.17%
Second Best
Mixed Use
$326.6K
$285.8K – $381.0K
NOI $22,862 @ 7.0% cap · market cap 6.94%
Theoretical Best
Office A
$441.8K
$386.6K – $515.4K
NOI $30,926 @ 7.0% cap · market cap 9.39%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Single family properties
Location Insight
- Map
- Local Demand
- City
- Canyon Lake
- County
- Comal
- State
- Texas
- Longitude
- -98.269947
- Latitude
- 29.8435826
Nearby Similar for Sale
FAQs
What type of property is this?
Single family property - Unrestricted live-work property with a replacement septic and separate utilities for development or business use.
Where is this single family property located?
The property is located at 8251 Fm 2673 Canyon Lake, TX.
What is the asking price?
The asking price for this property is $329,400.
What are key features of this property?
This property features: Unrestricted live/work property on FM 2673, with value emphasized on the land and location; 8' x 8' double‑sided billboard included on the property; Septic tank replaced in 2022; septic designed for an additional RV site (RV infrastructure not installed)
