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    Tbd Fischer, TX 78623

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    Tbd Fischer, TX 78623

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    • Commercial real estate
    • 4.35 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for Tbd

    Lot size
    4.35 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 4.35-acre commercial lot boasts stunning Texas Hill Country views and highly desirable FM 32 frontage. The property has been meticulously cleared of cedar trees, revealing a gently sloping terrain with terraced elevations that maximize the panoramic vistas. Its prime location offers easy access to Canyon Lake, Fischer, and Hancock, placing it within a thriving community. The lot's proximity to Canyon Lake High School and its position directly in front of the Eagles Peak Ranch community adds to its appeal. This versatile parcel presents a unique opportunity for a variety of commercial ventures, potentially including retail, office, or light industrial uses. The cleared and terraced land is ready for immediate development, minimizing upfront site preparation costs. The expansive acreage provides ample space for building and parking, accommodating substantial projects. Buyers will appreciate the convenience of this location, offering both rural tranquility and proximity to established communities and amenities. The property's zoning allows for flexible usage, making it an attractive investment for discerning buyers seeking a prime location with exceptional views and development potential in the desirable Texas Hill Country. This is a rare opportunity to acquire a significant parcel of land with exceptional visibility and accessibility.

    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
    -98.2284
    Latitude
    29.9572

    Comparable in this City

    • 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 by Request
      5,240 SF

      4041 Fm 32

      COMMERCIAL (GENERAL) • 5,240 SF
      4041 Fm 32, Fischer, TX 78623-1816
      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
      4,897 SF

      3971 Fm 32

      COMMERCIAL (GENERAL) • 4,897 SF
      3971 Fm 32, Fischer, TX 78623-2500
      View Details
    • Value Estimation by Request
      0.55 Acres

      4050 Fm 484

      COMMERCIAL (GENERAL) • 0.55 Acres
      4050 Fm 484, Fischer, TX 78623-2409
      View Details
    • Value Estimation by Request
      420 SF

      1265 John Knox Rd

      COMMERCIAL (GENERAL) • 420 SF
      1265 John Knox Rd, Fischer, TX 78623
      View Details

    Similar Nearby for Sale

    • $599,900
      15.13 Acres

      Texas Hill Country Land

      Unrestricted 15+ acre land in the Texas Hill Country.
      2480 Scenic View Dr, 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
    • $100,000
      1.00 Acre

      One-Acre Lot in Gated Community

      One-acre lot in Fischer, TX, ready to build on.
      125 Patriotic Dr, Fischer, TX 78623
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    • $86,000
      1.08 Acres

      Land in Legends at Rancho

      One acre lot with Hill Country views in Fischer, TX.
      1078 Madrone Rd, Fischer, TX 78623
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    • $499,900
      11.55 Acres

      Hill Country Ranch Lot

      11.55-acre ranch lot in Fischer, TX near Canyon Lake.
      837 Crystal Peak Dr, Fischer, TX 78623
      View Details
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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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