Leased Office Unit with Private
For Sale
$419,000
2601 Little Elm Parkway, Little Elm, TX 75068
CommercialSale, Little Elm, TX
Property Size1,250 SF
Lot Size8.82 Acres
Price / SF$335.20
Days on Market63
Property Features for 2601 Little Elm Parkway
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Office, commercial
Parking features
Open
Subdivision
Elm Rdg Office Condos Bldg 6
Lot features
Corner Lot
Directions
GPS
Standard status
Active
APN
R775950
Lot size
8.82 Acres
Taxes and HOA fees
Tax Description
ELM RIDGE OFFICE CONDOMINIUMS BLD 6 UNT 604 P
Tax Annual Amount
8503
Legal Description
ELM RIDGE OFFICE CONDOMINIUMS BLD 6 UNT 604 P
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2019
Floors in Building
1
Number of units
1
Flooring type
Tile, Vinyl, Engineered
Building materials
Brick, Rock, Stone
Roof type
Composition
Listing Agency:
Keller Williams Frisco Stars · Keller Williams Realty
(972) 712-9898
Listed By:
Swati Shah · License #0606077
(972) 712-9898
Added: Jun 29
Changed: Aug 26
Last Checked: Aug 30 at 4:06AM
MLS# 21147301
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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.
This 1,250 SF office unit, built in 2019, is leased and arranged with four private offices, a reception area, and a separate break room. The offices can accommodate individual work areas or meetings, while the break room includes wood cabinetry, granite countertops, and provisions for a refrigerator and microwave. Flooring includes engineered, vinyl, and tile surfaces, and the unit has individually metered HVAC with central air and natural gas heating.
The office is part of the Elm Ridge Office Complex near FM 423 in Little Elm. Open parking is available, with public water and public sewer serving the property. HOA services include exterior maintenance, water, sewer, trash, CAM, and building insurance. The building exterior incorporates brick, rock, and stone, with a composition roof.
The office is part of the Elm Ridge Office Complex near FM 423 in Little Elm. Open parking is available, with public water and public sewer serving the property. HOA services include exterior maintenance, water, sewer, trash, CAM, and building insurance. The building exterior incorporates brick, rock, and stone, with a composition roof.
Key Highlights
- 1,250 SF office unit built in 2019
- Currently leased with four private offices and a reception area
- Break room with wood cabinetry and granite countertops
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
$17,381
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
4.15%
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%
$347,620
$347.6K
Cap Rate 7%
$248,300
$248.3K
Cap Rate 9%
$193,122
$193.1K
Market Conditions
NOI Build-Up for 1,250 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
$30.9K $24.72/SF
− Vacancy
−$7.7K −$6.18/SF
EGI
$23.2K $18.54/SF
− OpEx
−$5.8K −$4.64/SF
NOI
$17.4K $13.91/SF
Area
Denton County, TX
Vacancy
25.00%
Lease Rate
$24.72 /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%
$347,620
Cap Rate 7%
$248,300
Cap Rate 9%
$193,122
Alternative Uses
Best Use
Office B
$248.3K
$217.3K – $289.7K
NOI $17,381 @ 7.0% cap · market cap 4.15%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$17.48M
$15.30M – $20.39M
NOI $1,223,637 @ 7.0% cap · market cap 292.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
632
Businesses Nearby
Explore this area
Business Placement
Demographics for 75068, TX
66,248
Population
23,499
Households
2.8
Avg Household Size
34
Median Age
43%
College-Educated
92%
High-School Grad
27.9 sq mi
ZIP Area
2,374
Density / Sq Mi
$126,341
Median Household Income
$66,559
Median Earnings
$2,161
Median Rent
$386,300
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 - Configured for professional use with a reception area and dedicated break room.
Where is this office units located?
The property is located at 2601 Little Elm Parkway Little Elm, TX.
What is the asking price?
The asking price for this property is $419,000.
What are key features of this property?
This property features: 1,250 SF office unit built in 2019; Currently leased with four private offices and a reception area; Break room with wood cabinetry and granite countertops
