Office Suite with Four Private
For Sale
$350,000
1000 Gattis School Rd 940, Round Rock, TX 78664
Four private offices with restroom, standing shower, and a kitchen area for flexible professional use.
Property Size850 SF
Days on Market67
Property Features for 1000 Gattis School Rd 940
General Information
Standard status
Active
Size
850 SF
Property subtype
Commercial
Additional Details
Office Units
4
Building Details
Building Size
850 SF
Year Built
2021
Listing Agency:
Allegiant Realty
(512) 954-8548
Listed By:
Kui Yang
(512) 954-8548
Source:
Elliman
Added: Jun 3
Changed: Aug 8
Last Checked: Aug 8 at 7:22AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Allegiant Realty
Investment Insights
Based on property information with market context.
This property consists of an office suite with four private offices. The layout includes a dedicated restroom along with a standing shower and a kitchen area, supporting a work environment that can accommodate both meetings and day-to-day operations.
The suite is located at 1000 Gattis School Rd in Round Rock, Texas. Walk and bike accessibility are described as somewhat walkable and somewhat bikeable, which may be useful context for teams that rely on a mix of local commuting options.
For tenants, buyers, and operators, the configuration is well suited to professional uses that require multiple enclosed workrooms while still benefiting from in-suite amenities. The presence of a kitchen area can help reduce the need for off-site meal breaks, and the standing shower may be a practical add-on for certain wellness-focused or active-employee workflows. With private office space already built into the interior, this offering provides a straightforward option for organizations looking for compartmentalized offices in a compact suite.
The suite is located at 1000 Gattis School Rd in Round Rock, Texas. Walk and bike accessibility are described as somewhat walkable and somewhat bikeable, which may be useful context for teams that rely on a mix of local commuting options.
For tenants, buyers, and operators, the configuration is well suited to professional uses that require multiple enclosed workrooms while still benefiting from in-suite amenities. The presence of a kitchen area can help reduce the need for off-site meal breaks, and the standing shower may be a practical add-on for certain wellness-focused or active-employee workflows. With private office space already built into the interior, this offering provides a straightforward option for organizations looking for compartmentalized offices in a compact suite.
Key Highlights
- Built in 2021
- Includes four private offices for professional use
- Each office area includes a restroom with standing shower and a kitchen area
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
$13,521
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
3.86%
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%
$270,420
$270.4K
Cap Rate 7%
$193,157
$193.2K
Cap Rate 9%
$150,233
$150.2K
Market Conditions
NOI Build-Up for 850 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
$25.5K $30.00/SF
− Vacancy
−$7.5K −$8.79/SF
EGI
$18.0K $21.21/SF
− OpEx
−$4.5K −$5.30/SF
NOI
$13.5K $15.91/SF
Area
Round Rock, TX
Vacancy
29.30%
Lease Rate
$30.00 /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%
$270,420
Cap Rate 7%
$193,157
Cap Rate 9%
$150,233
Alternative Uses
Best Use
Office B
$193.2K
$169.0K – $225.4K
NOI $13,521 @ 7.0% cap · market cap 3.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$269.3K
$235.6K – $314.2K
NOI $18,850 @ 7.0% cap · market cap 5.39%
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
837
Businesses Nearby
Explore this area
Business Placement
Demographics for 78664, TX
60,287
Population
24,259
Households
2.5
Avg Household Size
34
Median Age
35%
College-Educated
90%
High-School Grad
16.6 sq mi
ZIP Area
3,632
Density / Sq Mi
$85,919
Median Household Income
$45,700
Median Earnings
$1,645
Median Rent
$317,400
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 with restroom, standing shower, and a kitchen area for flexible professional use.
Where is this office units located?
The property is located at 1000 Gattis School Rd 940 Round Rock, TX.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Built in 2021; Includes four private offices for professional use; Each office area includes a restroom with standing shower and a kitchen area
