Corner-Lot Office
For Sale
$690,000
408 N Key Ave, Lampasas, TX 76550
Commercial Sale, Lampasas, TX
Property Size2,331 SF
Price / SF$296.01
Days on Market445
Property Features for 408 N Key Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
11
Directions
Take Key Ave North to Ave D. Building on left.
Standard status
Active
APN
001168
Size
2,331 SF
Taxes and HOA fees
Tax Description
LOT: 4 BLK: 7 ADDN: L S C 1ST
Legal Description
LOT: 4 BLK: 7 ADDN: L S C 1ST
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1997
Floors in Building
1
Flooring type
Tile, Carpet
Building materials
Stone
Roof type
Metal
Listing Agency:
Bear Real Estate Services
(512) 556-9321
Listed By:
Audrey Bear · License #0516346
(512) 525-9321
Added: Jun 10, 2025
Changed: Aug 19
Last Checked: Aug 28 at 8:06AM
MLS# 174487
Copyright © 2026 Highland Lakes Association of Realtors MLS. 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 2,331-square-foot office building, constructed in 1997, provides four offices, a reception area, and a kitchenette. The interior combines tile and carpet flooring, while central air conditioning and electric central heat support year-round use. Stone construction, a metal roof, public water, and public sewer are also in place.
The property occupies a corner lot at 408 N Key Ave in Lampasas, with a covered front porch, rear carport, and on-site parking. It is currently leased to an insurance company, offering an existing office occupancy profile. The building’s compact layout is suited to professional operations requiring private offices and a defined reception area.
The property occupies a corner lot at 408 N Key Ave in Lampasas, with a covered front porch, rear carport, and on-site parking. It is currently leased to an insurance company, offering an existing office occupancy profile. The building’s compact layout is suited to professional operations requiring private offices and a defined reception area.
Key Highlights
- 2,331‑square‑foot office building constructed in 1997
- Four offices plus reception area and kitchenette
- Currently leased to an insurance company
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
$30,814
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
4.47%
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%
$616,280
$616.3K
Cap Rate 7%
$440,200
$440.2K
Cap Rate 9%
$342,378
$342.4K
Market Conditions
NOI Build-Up for 2,331 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
$50.3K $21.60/SF
− Vacancy
−$9.3K −$3.97/SF
EGI
$41.1K $17.63/SF
− OpEx
−$10.3K −$4.41/SF
NOI
$30.8K $13.22/SF
Area
Lampasas County, TX
Vacancy
18.40%
Lease Rate
$21.60 /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%
$616,280
Cap Rate 7%
$440,200
Cap Rate 9%
$342,378
Alternative Uses
Best Use
Office B
$440.2K
$385.2K – $513.6K
NOI $30,814 @ 7.0% cap · market cap 4.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$559.9K
$489.9K – $653.2K
NOI $39,192 @ 7.0% cap · market cap 5.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
574
Businesses Nearby
Explore this area
Business Placement
Demographics for 76550, TX
12,840
Population
6,129
Households
2.1
Avg Household Size
44
Median Age
22%
College-Educated
90%
High-School Grad
541.5 sq mi
ZIP Area
24
Density / Sq Mi
$73,697
Median Household Income
$34,970
Median Earnings
$902
Median Rent
$237,600
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 building - Leased office property with private workrooms, reception space, and a kitchenette.
Where is this office building located?
The property is located at 408 N Key Ave Lampasas, TX.
What is the asking price?
The asking price for this property is $690,000.
What are key features of this property?
This property features: 2,331‑square‑foot office building constructed in 1997; Four offices plus reception area and kitchenette; Currently leased to an insurance company
