Finished Office
For Sale
$365,000
1009 W Pecan St #103, Pflugerville, TX 78660
Configured for general office use with four offices, an ADA restroom, reception area, and coffee station.
Property Size850 SF
Price / SF$429.41
Days on Market158
Property Features for 1009 W Pecan St #103
General Information
Standard status
Active
Size
850 SF
Property subtype
Commercial
Building Details
Building Size
850 SF
Year Built
2019
Buildings
2
Stories
1
Listing Agency:
Epperson Realty Group LLC
(512) 630-7290
Listed By:
Betty Epperson · License #0474240
Source:
Loessinproperties
Added: Mar 26
Changed: Aug 29
Last Checked: Aug 29 at 9:38PM
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 Epperson Realty Group LLC
Investment Insights
Based on property information with market context.
This 850-square-foot office unit was built in 2019 and provides a completed general-office layout. The interior includes four private offices, an ADA restroom, a reception area, and a dedicated coffee area, creating a functional setup for immediate business operations.
The property is positioned on a high-traffic-count road at 1009 W Pecan St #103 in Pflugerville. It is less than 2 miles from 35. POA services include water, trash, and sewer.
The property is positioned on a high-traffic-count road at 1009 W Pecan St #103 in Pflugerville. It is less than 2 miles from 35. POA services include water, trash, and sewer.
Key Highlights
- 850SQFT office unit
- Four offices with reception and coffee areas
- ADA restroom included
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
$20,269
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
5.55%
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%
$405,380
$405.4K
Cap Rate 7%
$289,557
$289.6K
Cap Rate 9%
$225,211
$225.2K
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
$35.7K $42.00/SF
− Vacancy
−$8.7K −$10.21/SF
EGI
$27.0K $31.79/SF
− OpEx
−$6.8K −$7.95/SF
NOI
$20.3K $23.85/SF
Area
Travis 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%
$405,380
Cap Rate 7%
$289,557
Cap Rate 9%
$225,211
Alternative Uses
Best Use
Office B
$289.6K
$253.4K – $337.8K
NOI $20,269 @ 7.0% cap · market cap 5.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$355.3K
$310.9K – $414.5K
NOI $24,872 @ 7.0% cap · market cap 6.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
576
Businesses Nearby
Explore this area
Business Placement
Demographics for 78660, TX
110,955
Population
44,399
Households
2.5
Avg Household Size
34
Median Age
42%
College-Educated
93%
High-School Grad
44.6 sq mi
ZIP Area
2,488
Density / Sq Mi
$109,522
Median Household Income
$55,927
Median Earnings
$1,769
Median Rent
$369,300
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 general office use with four offices, an ADA restroom, reception area, and coffee station.
Where is this office units located?
The property is located at 1009 W Pecan St #103 Pflugerville, TX.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: 850SQFT office unit; Four offices with reception and coffee areas; ADA restroom included
