Modernized Two-Story Office
For Sale
Contact for pricing
102 E Main St, Round Rock, TX 78664
Historic character, contemporary updates, and on-site parking distinguish this downtown commercial property.
Property Size3,750 SF
Price / SF$440
Days on Market14
Property Features for 102 E Main St
General Information
Standard status
Active
Size
3,750 SF
Property subtype
Office
Zoning
MU-1
Additional Details
Asking Price
$1,650,000
Building Details
Buildings
1
Stories
2
Listing Agency:
Brinegar Properties
Listed By:
Brentley Brinegar · License #TX 589701
(512) 940-0188
Source:
Crexi
Added: Sep 1
Changed: Sep 9
Last Checked: Sep 14 at 7:18AM
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 Brinegar Properties
Investment Insights
Based on property information with market context.
This two-story office building at 102 E Main St in Round Rock combines historic character with modernized interiors across 3,750 SF. On-site parking supports daily operations, while the first floor is leased and provides existing occupancy within the property.
The building is situated in Downtown Round Rock and carries MU-1 zoning, supporting flexibility for a variety of commercial uses. Its configuration offers a combination of established tenancy and space suited to an owner-user or investment strategy.
The building is situated in Downtown Round Rock and carries MU-1 zoning, supporting flexibility for a variety of commercial uses. Its configuration offers a combination of established tenancy and space suited to an owner-user or investment strategy.
Key Highlights
- 3,750 SF two‑story office building
- Modernized building with historic character
- MU‑1 zoning supports a variety of commercial uses
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
$59,653
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
3.62%
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%
$1,193,060
$1.2M
Cap Rate 7%
$852,186
$852.2K
Cap Rate 9%
$662,811
$662.8K
Market Conditions
NOI Build-Up for 3,750 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
$112.5K $30.00/SF
− Vacancy
−$33.0K −$8.79/SF
EGI
$79.5K $21.21/SF
− OpEx
−$19.9K −$5.30/SF
NOI
$59.7K $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%
$1,193,060
Cap Rate 7%
$852,186
Cap Rate 9%
$662,811
Alternative Uses
Best Use
Office B
$852.2K
$745.7K – $994.2K
NOI $59,653 @ 7.0% cap · market cap 3.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,160 @ 7.0% cap · market cap 5.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,722
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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Historic character, contemporary updates, and on-site parking distinguish this downtown commercial property.
Where is this office building located?
The property is located at 102 E Main St Round Rock, TX.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 3,750 SF two‑story office building; Modernized building with historic character; MU‑1 zoning supports a variety of commercial uses
