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    Farm To Market 32 Fischer, TX 78623

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    Farm To Market 32 Fischer, TX 78623

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    • Land
    • 9.60 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 0 Farm To Market 32

    Lot size
    9.60 lot acres
    Property type
    Land

    Description

    This exceptional 9.6-acre commercial land parcel presents a compelling investment opportunity in the rapidly growing Fischer, Texas market. Strategically located on the corner of Farm to Market Road 32 and Mail Route Road, this property boasts approximately 1,000 linear feet of frontage on FM 32, ensuring unparalleled visibility and accessibility. Its prime location directly across from Canyon Lake High School offers significant advantages for businesses targeting a diverse demographic. The property's expansive size and corner lot configuration provide ample space for a wide range of development possibilities, including but not limited to a gas station, retail center, medical facility, or office complex. The area's robust growth trajectory further enhances the long-term investment potential of this exceptional site. This is a rare opportunity to acquire a substantial commercial land holding in a thriving Texas community with significant redevelopment potential. The 78623 zip code offers easy access to major transportation routes, making this location highly attractive for businesses seeking convenient access and high visibility. The property's size and location make it ideal for a variety of commercial uses, capitalizing on the area's continued expansion and population growth. Don't miss this chance to secure a prime piece of commercial real estate in a dynamic and promising market.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Fischer
    County
    Comal
    State
    Texas
    Longitude
    -98.2313
    Latitude
    29.9628

    Comparable in this City

    • Value Estimation by Request
      76.95 Acres

      000 32 Fischer Texas 78623

      Farms • 76.95 Acres
      000 32 Fischer Texas 78623, Canyon Lake, TX 78623
      View Details
    • Value Estimation by Request
      5,240 SF

      4041 Fm 32

      COMMERCIAL (GENERAL) • 5,240 SF
      4041 Fm 32, Fischer, TX 78623-1816
      View Details
    • Value Estimation
      $970,000
      22,960 SF

      11600 Fm 32

      COMMERCIAL (GENERAL) • 22,960 SF
      11600 Fm 32, Fischer, TX 78623-1914
      View Details
    • Value Estimation
      $650,000
      3,176 SF

      6600 Fm 32

      COMMERCIAL (GENERAL) • 3,176 SF
      6600 Fm 32, Fischer, TX 78623-2420
      View Details
    • Value Estimation by Request
      4.35 Acres

      Tbd

      Commercial real estate • 4.35 Acres
      Tbd, Fischer, TX 78623
      View Details
    • Value Estimation by Request
      4,897 SF

      3971 Fm 32

      COMMERCIAL (GENERAL) • 4,897 SF
      3971 Fm 32, Fischer, TX 78623-2500
      View Details

    Similar Nearby for Sale

    • $369,900

      Land For Sale

      Land available for sale in Fischer, Texas.
      1560 Eagle Point Dr, Fischer, TX 78623
      View Details
    • $399,000
      4.16 Acres

      Unrestricted Land in Fischer, Texas

      4 unrestricted acres in Fischer, TX with Hill Country charm.
      11030-11060 Fm 32, Fischer, TX 78623
      View Details
    • Contact for pricing

      Unrestricted Land Near Canyon Lake

      13.48 acres of improved, unrestricted land for sale.
      250 Mail Route Rd, Fischer, TX 78623
      View Details
    • $94,000

      Land For Sale

      Land available for purchase.
      2066 Stallion Springs Dr, Fischer, TX 78623
      View Details
    • $128,000
      1.28 Acres

      Land with Canyon Lake Views

      1.275 acre lot with lake views near Canyon Lake.
      1 Soaring Eagle Dr, Fischer, TX 78623
      View Details
    • $63,000
      32,539 SF

      Land For Sale in Fischer

      Land available in Comal County near FM 32.
      1236 Stallion Springs Dr, Fischer, TX 78623
      View Details
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    Fischer, TX 78623
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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
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    Farm To Market 32, Fischer, TX, 78623

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