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    Lampasas Retail/Office Space Available Title is generated by Realmo AI

    611 Central Texas Expy, Lampasas, TX 76550

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    For Sale
    $395,000

    COMMERCIAL - Lampasas, TX

    Property size:
    2,454 SF
    Lot size:
    0.31 Acres
    Price / SF:
    $160/SF
    Added:
    Jul 3, 2025
    Days on Market:
    331
    Last Refresh:
    May 29 at 11:06 pm

    Property Features for 611 Central Texas Expy

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    008046
    Size
    2,454 SF
    Lot size
    0.31 Acres

    Taxes and HOA fees

    Tax Description
    ACR: .31 ABST: 0042 SURV: JOHN BURLESON

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Central, Electric (Heating)
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1990
    Flooring type
    Laminate, Vinyl
    Building materials
    Wood Siding
    Roof type
    Metal

    We can help!

    Listing Contact
    Ronald Kuker

    Listing agent Ronald Kuker License #0301563

    Listing office The Kuker Company 611 Central Texas Expressway, Lampasas, TX

    Listing date Jul 3, 2025

    MLS# 174139

    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.

    Overview

    This well-maintained retail/office space in Lampasas, Texas, offers a functional layout suitable for various professional uses. The 2,454 square foot property features a reception center, six private offices, and two half bathrooms. A dedicated breakroom and a spacious kitchen/conference/hospitality room with step-down access enhance the space. Additional features include a copy center, a file/storage room, and multiple closets for extra storage. Recent updates include fresh interior paint, updated light fixtures, and new flooring throughout. The interior is finished with painted wood walls and sheetrock, crown molding, and 9-foot ceilings, except in the breakroom. Ceiling fans, updated lighting, and AT&T Fiber Internet are also included. The property has four separate entrances and central electric heat and air. Situated on a 0.31-acre lot, this property is move-in ready and suited for business operations.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $53.0k $21.60
    − Vacancy −$9.8k −$3.97
    EGI $43.3k $17.63
    − OpEx −$10.8k −$4.41
    NOI $32.4k $13.22
    2,454 SF · lease $21.60/SF/yr · vacancy 18.40% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $463.4K
    $405.5K – $540.7K (±1% cap)
    NOI $32,440 @ 7.0% cap · market cap 8.21%
    Second Best
    Retail
    $417.0K
    $364.9K – $486.5K (±1% cap)
    NOI $29,189 @ 7.0% cap · market cap 7.39%
    Theoretical Best
    Office A
    $589.4K
    $515.8K – $687.7K (±1% cap)
    NOI $41,260 @ 7.0% cap · market cap 10.45%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    The Kuker Company Real Estate Agency

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lampasas
    County
    Lampasas
    State
    Texas
    Longitude
    -98.17253
    Latitude
    31.0577017

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    FAQs

    What type of property is this?
    Office units - Versatile retail/office space with modern updates and functional layout.
    Where is this office units located?
    The property is located at 611 Central Texas Expy Lampasas, TX.
    What is the asking price?
    The asking price for this property is $395,000.
    (512) 556-7270
    We can help!
    Listing Contact
    Ronald Kuker
    Real Estate License ID: 0301563
    Request Owner's contact information
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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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