Versatile Estate with Income
For Sale
$900,000
95 Loma Ln, Fredericksburg, TX 78739
12-acre estate with short-term rental income and expansion potential.
Property Size3,780 SF
Lot Size12.00 Acres
Price / SF$238.10
Days on Market165
Property Features for 95 Loma Ln
General Information
Standard status
Active
Size
3,780 SF
Lot size
12.00 Acres
Building Details
Year Built
2016
Listing Agency:
Keller Williams - Lake Travis
Listed By:
Alice Duffy · License #0681288
(512) 784-2345
Source:
Olverabolton
Added: Mar 26
Changed: Sep 3
Last Checked: Sep 5 at 10:36AM
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 Keller Williams - Lake Travis
Investment Insights
Based on property information with market context.
This 12-acre estate offers both lifestyle and revenue-generating opportunities. Currently operating as a successful short-term rental property, the land includes three separate buildings used for guest stays and personal living. The property has light restrictions and the ability to expand due to existing septic capacity. The land features 49 commercial pecan trees and wide-open pasture areas. An additional well supports future development or agricultural use. This property blends natural beauty with income potential. The property is ideal for attracting repeat rental business or creating a homestead.
Key Highlights
- Owner financing available: $400K down, finance $900,000 at 3.99% interest (Years 1–3), 4.99% (Years 4–5), 30‑year amortization, balloon payment due at the end of Year 5.
- Currently operating as a successful short‑term rental property.
- 12‑acre parcel with three separate buildings for guest stays and personal living.
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
$26,565
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
2.95%
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%
$531,300
$531.3K
Cap Rate 7%
$379,500
$379.5K
Cap Rate 9%
$295,167
$295.2K
Market Conditions
NOI Build-Up for 3,780 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
$54.9K $14.52/SF
− Vacancy
−$6.6K −$1.74/SF
EGI
$48.3K $12.78/SF
− OpEx
−$21.7K −$5.75/SF
NOI
$26.6K $7.03/SF
Area
Gillespie County, TX
Vacancy
12.00%
Lease Rate
$14.52 /SF/Yr
Expense Ratio
45.00%
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%
$531,300
Cap Rate 7%
$379,500
Cap Rate 9%
$295,167
Alternative Uses
Best Use
Apartment 5plus
$379.5K
$332.1K – $442.8K
NOI $26,565 @ 7.0% cap · market cap 2.95%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$2.86M
$2.50M – $3.34M
NOI $200,378 @ 7.0% cap · market cap 22.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 78739, TX
21,854
Population
7,127
Households
3.1
Avg Household Size
38
Median Age
82%
College-Educated
99%
High-School Grad
11.6 sq mi
ZIP Area
1,884
Density / Sq Mi
$222,552
Median Household Income
$107,249
Median Earnings
$3,387
Median Rent
$699,400
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Short term rental property - 12-acre estate with short-term rental income and expansion potential.
Where is this short term rental property located?
The property is located at 95 Loma Ln Fredericksburg, TX.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Owner financing available: $400K down, finance $900,000 at 3.99% interest (Years 1–3), 4.99% (Years 4–5), 30‑year amortization, balloon payment due at the end of Year 5.; Currently operating as a successful short‑term rental property.; 12‑acre parcel with three separate buildings for guest stays and personal living.
