Riverfront Live-Work
For Sale
$549,000
828 Water St, Webberville, TX 78653
Residence, separate office entry, workshop, outbuildings, and direct Colorado River access support varied commercial operations.
Property Size2,596 SF
Price / SF$211.48
Days on Market236
Property Features for 828 Water St
General Information
Standard status
Active
Size
2,596 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$3,510
Amenities
3
Parking. Attached Parking.
6 Parking Spaces. Attached Carport, Carport, Gravel, Off Street, RV Parking, Detached Carport.
Building Details
Year Built
1992
Listing Agency:
Berdoll Realty
(512) 924-8123
Listed By:
Mark Berdoll · License #0383338
(512) 924-8123
Source:
Xome
Added: Jan 8
Changed: Aug 30
Last Checked: Aug 31 at 3:51PM
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 Berdoll Realty
Investment Insights
Based on property information with market context.
Set on nearly 4 acres along the Colorado River, this live-work property combines a residence with a separately accessed office, a large workshop, and multiple storage outbuildings. The site also includes roadside signage, an installed security system, attached parking, and a carport. Built in 1992, the property includes 6 parking spaces and gravel, off-street, RV, and detached carport parking areas.
Direct water access provides connections to the river, while the property sits adjacent to a public boat ramp with deep-water access for boating and fishing. The site is located just off FM969 in Webberville, with river views and a setting that remains separate from more concentrated commercial areas. The source information describes the property as unrestricted, supporting a range of live-work, office, workshop, storage, and waterfront-oriented uses.
Direct water access provides connections to the river, while the property sits adjacent to a public boat ramp with deep-water access for boating and fishing. The site is located just off FM969 in Webberville, with river views and a setting that remains separate from more concentrated commercial areas. The source information describes the property as unrestricted, supporting a range of live-work, office, workshop, storage, and waterfront-oriented uses.
Key Highlights
- Nearly 4 acres with Colorado River frontage and direct water access
- Live‑work setup with a residence and separate office entrance
- Large workshop plus multiple storage outbuildings
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
$35,046
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
6.38%
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%
$700,920
$700.9K
Cap Rate 7%
$500,657
$500.7K
Cap Rate 9%
$389,400
$389.4K
Market Conditions
NOI Build-Up for 2,596 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
$62.3K $24.00/SF
− Vacancy
−$6.2K −$2.40/SF
EGI
$56.1K $21.60/SF
− OpEx
−$21.0K −$8.10/SF
NOI
$35.0K $13.50/SF
Area
Travis County, TX
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$700,920
Cap Rate 7%
$500,657
Cap Rate 9%
$389,400
Alternative Uses
Best Use
Office B
$884.3K
$773.8K – $1.03M
NOI $61,903 @ 7.0% cap · market cap 11.28%
Second Best
Mixed Use
$500.7K
$438.1K – $584.1K
NOI $35,046 @ 7.0% cap · market cap 6.38%
Theoretical Best
Office A
$1.09M
$949.6K – $1.27M
NOI $75,964 @ 7.0% cap · market cap 13.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Explore this area
Business Placement
Demographics for 78653, TX
31,167
Population
12,498
Households
2.5
Avg Household Size
33
Median Age
33%
College-Educated
86%
High-School Grad
105.3 sq mi
ZIP Area
296
Density / Sq Mi
$92,799
Median Household Income
$49,082
Median Earnings
$1,602
Median Rent
$328,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Residence, separate office entry, workshop, outbuildings, and direct Colorado River access support varied commercial operations.
Where is this live-work space located?
The property is located at 828 Water St Webberville, TX.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Nearly 4 acres with Colorado River frontage and direct water access; Live‑work setup with a residence and separate office entrance; Large workshop plus multiple storage outbuildings
