Leased Office
For Sale
$330,000
1913 Dutton Drive, Hays, TX 78666
CommercialSale, Hays, TX
Property Size967 SF
Lot Size1.32 Acres
Price / SF$341.26
Days on Market444
Property Features for 1913 Dutton Drive
General Information
Property type
Commercial Sale
Property subtype
Office
Lot features
One To Three Acres, City Lot
Directions
From Austin- Take I-35 to San Marcos and exit Wonder World (heading West.) Take Wonder World to Dutton Drive and turn right onto Dutton. Unit will be in the buildin
Standard status
Active
APN
1914DuttonDr#405
Size
967 SF
Lot size
1.32 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 4A Block 1, Section 1, San Marcos Business Park (V 11, P 139)
Legal Description
Lot 4A Block 1, Section 1, San Marcos Business Park (V 11, P 139)
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2014
Floors in Building
1
Flooring type
Concrete
Building materials
StoneVeneer, Stucco
Listing Agency:
All City Real Estate Ltd. Co
(866) 277-6005
Listed By:
Nicholas Stiler · License #0690734
(512) 787-3869
Added: Jun 17, 2025
Changed: Aug 19
Last Checked: Sep 3 at 7:06AM
MLS# 583874
Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Suite 405 is a 967-square-foot office unit within a business condominium complex. The layout includes a reception waiting area, four private offices, a media and storage closet, and a private restroom. Stained concrete flooring, high ceilings, central heating, and central air are included. The building was constructed in 2014 and is served by public water and public sewer.
The property is 0.5 miles from I-35 and 0.25 miles from the Hays County Government Center. Christus Santa Rosa Hospital and multiple medical complexes are located across from the suite. A current lease runs for the next 5 years, and the tenant has occupied the space for the previous decade.
The property is 0.5 miles from I-35 and 0.25 miles from the Hays County Government Center. Christus Santa Rosa Hospital and multiple medical complexes are located across from the suite. A current lease runs for the next 5 years, and the tenant has occupied the space for the previous decade.
Key Highlights
- 967 SF office unit with four private offices, waiting area, media/storage closet, and private restroom
- Current lease in place for the next 5 years
- Tenant has occupied the suite for the previous decade
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
$23,059
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
6.99%
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%
$461,180
$461.2K
Cap Rate 7%
$329,414
$329.4K
Cap Rate 9%
$256,211
$256.2K
Market Conditions
NOI Build-Up for 967 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
$40.6K $42.00/SF
− Vacancy
−$9.9K −$10.21/SF
EGI
$30.7K $31.79/SF
− OpEx
−$7.7K −$7.95/SF
NOI
$23.1K $23.85/SF
Area
Hays County, TX
Vacancy
24.30%
Lease Rate
$42.00 /SF/Yr
Expense Ratio
25.00%
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%
$461,180
Cap Rate 7%
$329,414
Cap Rate 9%
$256,211
Alternative Uses
Best Use
Office B
$329.4K
$288.2K – $384.3K
NOI $23,059 @ 7.0% cap · market cap 6.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$404.2K
$353.7K – $471.6K
NOI $28,296 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
618
Businesses Nearby
Explore this area
Business Placement
Demographics for 78666, TX
86,584
Population
36,354
Households
2.4
Avg Household Size
27
Median Age
35%
College-Educated
89%
High-School Grad
192.4 sq mi
ZIP Area
450
Density / Sq Mi
$55,478
Median Household Income
$25,890
Median Earnings
$1,294
Median Rent
$271,900
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?
Office units - Four private offices, a waiting area, storage, and a private restroom support a professional suite layout.
Where is this office units located?
The property is located at 1913 Dutton Drive Hays, TX.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: 967 SF office unit with four private offices, waiting area, media/storage closet, and private restroom; Current lease in place for the next 5 years; Tenant has occupied the suite for the previous decade
