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    30665 Us Highway 281 Bulverde, TX 78163

    Sponsored
    For Sale
    $2,750,000

    Class A Office, Shop, & Land

    Property size:
    4,200 SF

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    403
    This exceptional 10.02-acre commercial property in Bulverde, Texas, presents a unique investment opportunity. The offering includes a 4,200 sq ft, two-story Class A office building, recently renovated in 2023, boasting eight private offices, a spacious waiting area, bullpen workspace, a breakroom with a full shower, two main restrooms, two additional private office restrooms, and two conference rooms. The building is equipped with a well and septic system and three independently zoned air conditioning units. Also included is a 2,500 sq ft storage/shop building with electric service, and approximately 6 acres of undeveloped wooded land. The property is zoned C-2 and enjoys 879 feet of frontage on US Hwy 281 South, offering excellent visibility and accessibility, less than half a mile north of the US Hwy 281 and FM 1863 intersection. Built in 2005, this property is ideal for owner-users seeking a versatile space combining office, storage, and future development potential. The asking price is $2,750,000, translating to $654.76 per square foot. This property is situated at 30665 US-281, Bulverde, TX 78163, in Comal County.

    Property Features for 30665 Us Highway 281

    General Information

    Property type
    Medical offices
    Square Feet
    4,200 SF
    Class
    A
    Lot Size
    436,471 SF

    Building Details

    Year Built/Renovated
    2005/2023
    Buildings
    2
    Stories
    2

    We can help!

    Listing Contact
    Mark Hampton
    Mark Hampton

    Learn more

    Property Insight Report

    HighLights

    • 10.02‑acre C‑2 zoned lot in Bulverde, TX, with 879 feet of frontage on US Hwy 281 South, near the US Hwy 281 and FM 1863 intersection.
    • 4,200 SF Class B office building with eight offices, waiting area, bullpen, breakroom with full bath and shower, two main restrooms, two private office restrooms, and two conference rooms; features a well, septic system, and three zoned AC units.
    • 2,500 SF storage/shop building with electric service.
    • Approximately 6 acres of wooded, undeveloped land.
    Property Profile Location Intelligence

    Current Use by Public Records

    Medical offices

    Suggested Use

    Restaurant Realty agency Law Firm Building Supply Spa & Massage Dental Office Auto Repair Shop Hair Salon Clothing Store Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Bulverde
    County
    Comal
    State
    Texas
    Longitude
    -98.4338233
    Latitude
    29.7491669

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    FAQs

    What type of property is this?
    Medical office - Class A Office, Shop, & Land
    Where is this medical office located?
    The property is located at 30665 Us Highway 281 Bulverde, TX.
    What is the asking price?
    The asking price for this property is $2,750,000.
    What are key features of this property?
    This property features: 10.02-acre C-2 zoned lot in Bulverde, TX, with 879 feet of frontage on US Hwy 281 South, near the US Hwy 281 and FM 1863 intersection.; 4,200 SF Class B office building with eight offices, waiting area, bullpen, breakroom with full bath and shower, two main restrooms, two private office restrooms, and two conference rooms; features a well, septic system, and three zoned AC units.; 2,500 SF storage/shop building with electric service.
    Request Owner's contact information
    30665 Us Highway 281 Bulverde, TX 78163
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    Bulverde, TX 78163
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    30665 Us Highway 281 Bulverde, TX 78163
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    We can help!
    Listing Contact
    Mark Hampton
    Mark Hampton
    Real Estate License ID: TX 0464012
    Learn more
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