Office Suite with Lobby and
For Sale
$345,000
5373 Williams Drive, Georgetown, TX 78633
SINGLE_FAMILY - Georgetown, TX
Property Size958 SF
Lot Size0.25 Acres
Price / SF$360.13
Days on Market171
Property Features for 5373 Williams Drive
General Information
Property type
Residential
Property subtype
Office
Lot features
City Lot, Less Than Quarter Acre
Directions
On Williams Drive north past Sun City on the right.
Standard status
Active
APN
R662177
Size
958 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
C546 - 5373 WILLIAMS DR OFFICE CONDO, UNIT 220, 6.67% COMMON AREA INTEREST
Tax Annual Amount
4893
Legal Description
C546 - 5373 WILLIAMS DR OFFICE CONDO, UNIT 220, 6.67% COMMON AREA INTEREST
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2020
Floors in Building
2
Flooring type
Concrete, Paintedstained
Building materials
Masonry
Listing Agency:
Avalar Texas
(512) 610-5000
Listed By:
Robert Brown · License #0348586
(512) 751-1032
Added: Feb 24
Changed: Jul 30
Last Checked: Aug 14 at 4:06PM
MLS# 605540
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.
Well-configured office suite at 5373 Williams Drive in Georgetown, Texas, offering a lobby plus four offices, along with a kitchenette and bathroom. The property is described as being in great condition and is sized at 958 square feet on a 0.25-acre lot.
The location is noted as being close to the new Heirloom Mixed Use development scheduled to break ground in early 2026. That project is described as including 3,600 residential homes and a new elementary school.
As presented, the interior layout supports dedicated office space with an entry lobby and basic back-of-house convenience provided by the kitchenette and in-suite bathroom.
The location is noted as being close to the new Heirloom Mixed Use development scheduled to break ground in early 2026. That project is described as including 3,600 residential homes and a new elementary school.
As presented, the interior layout supports dedicated office space with an entry lobby and basic back-of-house convenience provided by the kitchenette and in-suite bathroom.
Key Highlights
- Great floor plan with lobby, four offices, kitchenette, and bathroom.
- Excellent condition.
- Proximity to the future Heirloom Mixed Use development (breaking ground in 2026) with 3,600 residential homes.
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
$22,844
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
6.62%
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%
$456,880
$456.9K
Cap Rate 7%
$326,343
$326.3K
Cap Rate 9%
$253,822
$253.8K
Market Conditions
NOI Build-Up for 958 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
$40.2K $42.00/SF
− Vacancy
−$9.8K −$10.21/SF
EGI
$30.5K $31.79/SF
− OpEx
−$7.6K −$7.95/SF
NOI
$22.8K $23.85/SF
Area
Williamson 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%
$456,880
Cap Rate 7%
$326,343
Cap Rate 9%
$253,822
Alternative Uses
Best Use
Office B
$326.3K
$285.6K – $380.7K
NOI $22,844 @ 7.0% cap · market cap 6.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$400.5K
$350.4K – $467.2K
NOI $28,033 @ 7.0% cap · market cap 8.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Location Intelligence
Trade Area within ½ mile
385
Businesses Nearby
Explore this area
Business Placement
Demographics for 78633, TX
27,736
Population
14,711
Households
1.9
Avg Household Size
66
Median Age
56%
College-Educated
98%
High-School Grad
78.5 sq mi
ZIP Area
353
Density / Sq Mi
$99,967
Median Household Income
$61,496
Median Earnings
$1,836
Median Rent
$443,500
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 - Office suite includes a lobby, four offices, kitchenette, and bathroom in good condition.
Where is this office units located?
The property is located at 5373 Williams Drive Georgetown, TX.
What is the asking price?
The asking price for this property is $345,000.
What are key features of this property?
This property features: Great floor plan with lobby, four offices, kitchenette, and bathroom.; Excellent condition.; Proximity to the future Heirloom Mixed Use development (breaking ground in 2026) with 3,600 residential homes.
