Freestanding Commercial
For Sale
$750,000
10817 Old San Antonio Rd, Austin, TX 78748
Freestanding building zoned LR-CO with on-site parking and frontage access along Old San Antonio Rd.
Property Size1,809 SF
Lot Size0.80 Acres
Price / SF$414.59
Days on Market77
Property Features for 10817 Old San Antonio Rd
General Information
Standard status
Active
Size
1,809 SF
Class
C
Lot size
0.80 Acres
Property subtype
Office - General Office
Zoning
LR-CO
Building Details
Building Size
1,809 SF
Year Built
1960
Units
1
Listing Agency:
Sayers Real Estate Advisors
Listed By:
Markham Sayers
(512) 297-7655
Source:
Commercialcafe
Added: Jun 25
Changed: Sep 8
Last Checked: Aug 25 at 9:13AM
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 Sayers Real Estate Advisors
Investment Insights
Based on property information with market context.
Freestanding commercial building on approximately 0.80 acres featuring approximately 1,809 SF of improvements. The property is positioned for strong visibility and convenient access along Old San Antonio Rd, with ample on-site parking. Zoned LR-CO, the space is described as suitable for a variety of office, educational, medical, or neighborhood commercial uses, with owner occupancy possible.
The site is located in South Austin near IH-35 and Southpark Meadows, and it is directly across from Akins High School. WalkScore and transit details provided indicate the area is car-dependent, with limited walkability and somewhat limited transit.
The site is located in South Austin near IH-35 and Southpark Meadows, and it is directly across from Akins High School. WalkScore and transit details provided indicate the area is car-dependent, with limited walkability and somewhat limited transit.
Key Highlights
- Freestanding commercial building on 0.80 acres in South Austin
- 1,809 SF of improvements
- Zoned LR‑CO for office, educational, medical, or neighborhood 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
$31,097
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
4.15%
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%
$621,940
$621.9K
Cap Rate 7%
$444,243
$444.2K
Cap Rate 9%
$345,522
$345.5K
Market Conditions
NOI Build-Up for 1,809 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
$54.3K $30.00/SF
− Vacancy
−$12.8K −$7.08/SF
EGI
$41.5K $22.92/SF
− OpEx
−$10.4K −$5.73/SF
NOI
$31.1K $17.19/SF
Area
ZIP 78748
Vacancy
23.60%
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%
$621,940
Cap Rate 7%
$444,243
Cap Rate 9%
$345,522
Alternative Uses
Best Use
Office B
$444.2K
$388.7K – $518.3K
NOI $31,097 @ 7.0% cap · market cap 4.15%
Second Best
Healthcare Medical
$418.7K
$366.3K – $488.4K
NOI $29,306 @ 7.0% cap · market cap 3.91%
Theoretical Best
Office A
$631.2K
$552.3K – $736.4K
NOI $44,182 @ 7.0% cap · market cap 5.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
376
Businesses Nearby
Explore this area
Business Placement
Demographics for 78748, TX
55,226
Population
25,694
Households
2.1
Avg Household Size
35
Median Age
56%
College-Educated
95%
High-School Grad
14.1 sq mi
ZIP Area
3,917
Density / Sq Mi
$107,652
Median Household Income
$59,611
Median Earnings
$1,711
Median Rent
$434,100
Median Home Value
Market
Vacancy Rate% for Office in Austin, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Freestanding building zoned LR-CO with on-site parking and frontage access along Old San Antonio Rd.
Where is this office building located?
The property is located at 10817 Old San Antonio Rd Austin, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Freestanding commercial building on 0.80 acres in South Austin; 1,809 SF of improvements; Zoned LR‑CO for office, educational, medical, or neighborhood commercial uses
