Medical Office Space with Treatment
For Sale
$525,000
101 State Hwy 21 East, Caldwell, TX 77836
Highway-frontage practice includes furnished support areas, equipment, and a client list for a ready-to-use operation.
Property Size1,467 SF
Price / SF$357.87
Days on Market44
Property Features for 101 State Hwy 21 East
General Information
Standard status
Active
Size
1,467 SF
Additional Details
Furnished
Yes
Business Included
Yes
Highway Access
Yes
Building Details
Year Built
1990
Buildings
1
Tenancy
Single
Owner Occupied
Yes
Abandoned
No
Listing Agency:
Longitude Real Estate
(979) 255-1227
Listed By:
Sarah Ferguson · License #0768171
Source:
Doorstephomegroup
Added: Jul 16
Changed: Aug 28
Last Checked: Aug 28 at 12:40PM
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 Longitude Real Estate
Investment Insights
Based on property information with market context.
The medical office at 101 State Hwy 21 East includes 8 treatment rooms, 2 bathrooms, a waiting room, and a private office with an additional bathroom. A break room is equipped with a washer, dryer, and sink. The sale includes existing equipment, furnishings, and a client list. Built in 1990, the property is currently operated as a chiropractic office and has served the community for 33 years.
Highway frontage near Caldwell’s main intersection provides direct access and exposure to local and pass-through traffic. The office is 1.5 miles from the hospital, 30 minutes from College Station, and 1.5 hours from both Houston and Austin. The current owner is willing to remain as a mentor during the transition, if needed.
Highway frontage near Caldwell’s main intersection provides direct access and exposure to local and pass-through traffic. The office is 1.5 miles from the hospital, 30 minutes from College Station, and 1.5 hours from both Houston and Austin. The current owner is willing to remain as a mentor during the transition, if needed.
Key Highlights
- 8 treatment rooms with waiting area and private office
- 2 bathrooms plus an additional bathroom in the private office
- Break room includes a washer, dryer, and sink
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
$19,293
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
3.67%
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%
$385,860
$385.9K
Cap Rate 7%
$275,614
$275.6K
Cap Rate 9%
$214,367
$214.4K
Market Conditions
NOI Build-Up for 1,467 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
$30.8K $21.00/SF
− Vacancy
−$5.1K −$3.47/SF
EGI
$25.7K $17.54/SF
− OpEx
−$6.4K −$4.38/SF
NOI
$19.3K $13.15/SF
Area
Burleson County, TX
Vacancy
16.50%
Lease Rate
$21.00 /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%
$385,860
Cap Rate 7%
$275,614
Cap Rate 9%
$214,367
Alternative Uses
Best Use
Office B
$275.6K
$241.2K – $321.6K
NOI $19,293 @ 7.0% cap · market cap 3.67%
Second Best
Healthcare Medical
$244.4K
$213.9K – $285.2K
NOI $17,111 @ 7.0% cap · market cap 3.26%
Theoretical Best
Office A
$361.2K
$316.1K – $421.4K
NOI $25,286 @ 7.0% cap · market cap 4.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
390
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77836, TX
11,721
Population
5,990
Households
2
Avg Household Size
45
Median Age
22%
College-Educated
86%
High-School Grad
431.1 sq mi
ZIP Area
27
Density / Sq Mi
$79,567
Median Household Income
$45,291
Median Earnings
$869
Median Rent
$199,000
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?
Medical Office Space - Highway-frontage practice includes furnished support areas, equipment, and a client list for a ready-to-use operation.
Where is this medical office space located?
The property is located at 101 State Hwy 21 East Caldwell, TX.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 8 treatment rooms with waiting area and private office; 2 bathrooms plus an additional bathroom in the private office; Break room includes a washer, dryer, and sink
