Class A Office
New
For Sale
$1,850,000
10513 W Parmer Lane, Austin, TX 78717
CommercialSale, Austin, TX
Property Size4,036 SF
Lot Size0.45 Acres
Price / SF$458.37
Days on Market4
Property Features for 10513 W Parmer Lane
General Information
Property type
Commercial Sale
Property subtype
Office
Property condition
Under Construction
Zoning
PUD
Subdivision
Avery Ranch Comm Southwest 02
Lot features
City Lot, Level
Elementary school district
Leander ISD
Middle school district
Leander ISD
High school district
Leander ISD
Directions
On the SW corner of Avery Ranch Blvd & Parmer Lane next door to McDonald's.
Standard status
Active
APN
R497696
Size
4,036 SF
Lot size
0.45 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
S9737 - AVERY RANCH COMMERCIAL SOUTHWEST 2, BLOCK A, LOT 2 PT, ACRES 0.451
Tax Annual Amount
30434
Legal Description
S9737 - AVERY RANCH COMMERCIAL SOUTHWEST 2, BLOCK A, LOT 2 PT, ACRES 0.451
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2025
Floors in Building
2
Listing Agency:
Realty Executives Town & Cntry
(512) 745-7777
Listed By:
Roman C. Esparza · License #0481820
(512) 745-7777
Added: Aug 18
Changed: Aug 20
Last Checked: Aug 21 at 3:06PM
MLS# 623054
Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This office property contains approximately 4,036 square feet on about 0.451 acres and was built in 2025. The two-level layout includes a completed first floor occupied by an orthodontic practice, while the approximately 2,016-square-foot second floor remains a shell suitable for further build-out. Central heating and central air serve the building, with public water and public sewer in place.
The property is located at 10513 W Parmer Lane in Austin, within the Avery Ranch corridor and Williamson County. It sits directly behind McDonald's at the Parmer Lane and Avery Ranch Boulevard intersection, with CVS, Comerica, and Moonshine Grill identified nearby. PUD zoning applies to the property.
The property is located at 10513 W Parmer Lane in Austin, within the Avery Ranch corridor and Williamson County. It sits directly behind McDonald's at the Parmer Lane and Avery Ranch Boulevard intersection, with CVS, Comerica, and Moonshine Grill identified nearby. PUD zoning applies to the property.
Key Highlights
- Approximately 4,036 SF office building on about 0.451 acres
- Built in 2025 with a two‑level configuration
- Approximately 2,016 SF second‑floor shell for build‑out
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
$82,217
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
4.44%
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%
$1,644,340
$1.6M
Cap Rate 7%
$1,174,529
$1.2M
Cap Rate 9%
$913,522
$913.5K
Market Conditions
NOI Build-Up for 4,036 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
$144.8K $35.88/SF
− Vacancy
−$35.2K −$8.72/SF
EGI
$109.6K $27.16/SF
− OpEx
−$27.4K −$6.79/SF
NOI
$82.2K $20.37/SF
Area
Austin, TX
Vacancy
24.30%
Lease Rate
$35.88 /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%
$1,644,340
Cap Rate 7%
$1,174,529
Cap Rate 9%
$913,522
Alternative Uses
Best Use
Office B
$1.17M
$1.03M – $1.37M
NOI $82,217 @ 7.0% cap · market cap 4.44%
Second Best
Healthcare Medical
$759.7K
$664.7K – $886.3K
NOI $53,178 @ 7.0% cap · market cap 2.87%
Theoretical Best
Office A
$1.58M
$1.38M – $1.85M
NOI $110,710 @ 7.0% cap · market cap 5.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
393
Businesses Nearby
Explore this area
Business Placement
Demographics for 78717, TX
36,987
Population
14,508
Households
2.5
Avg Household Size
35
Median Age
67%
College-Educated
96%
High-School Grad
13.0 sq mi
ZIP Area
2,845
Density / Sq Mi
$140,483
Median Household Income
$71,236
Median Earnings
$1,833
Median Rent
$599,200
Median Home Value
Market
Vacancy Rate% for Office in Austin, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Two-level commercial property with an occupied first floor and unfinished upper-level space for customization.
Where is this office building located?
The property is located at 10513 W Parmer Lane Austin, TX.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Approximately 4,036 SF office building on about 0.451 acres; Built in 2025 with a two‑level configuration; Approximately 2,016 SF second‑floor shell for build‑out
