Turn-Key Office Condominium
For Sale
Contact for pricing
10824 E CRYSTAL FALLS PKWY, Leander, TX 78641
Office condo suite features three private offices, an executive suite, a breakroom, and a private in-suite restroom.
Property Size973 SF
Price / SF$411.10
Days on Market36
Property Features for 10824 E CRYSTAL FALLS PKWY
General Information
Standard status
Active
Size
973 SF
Class
A
Property subtype
Retail, Office, Mixed Use
Zoning
F-1 Commercial Real
Investment Type
Owner/User
Additional Details
Business Included
Yes
Building Details
Year Built
2020
Buildings
1
Stories
1
Units
1
Listing Agency:
JB Goodwin
Listed By:
David Ashby · License #TX 668161
Source:
Crexi
Added: Jul 8
Changed: Aug 8
Last Checked: Aug 8 at 8:17AM
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 JB Goodwin
Investment Insights
Based on property information with market context.
Turn-key office condominium suite in the Crystal Falls Arbor complex, designed for immediate occupancy. The interior layout includes three private offices plus an executive suite, supported by a dedicated breakroom with a modern sink and storage. The suite also includes an in-suite private restroom, and oversized exterior windows bring in abundant natural light.
The property is positioned for visibility at a high-traffic intersection, directly across from Wiley Middle School and Rouse High School. It provides multiple concrete driveways for straightforward access directly off E Crystal Falls Parkway and Artesian Springs Boulevard.
An additional adjoining opportunity is available to purchase suite #506 with this unit, which may allow ownership of two separate units or the possibility of combining them into a larger operating space.
The property is positioned for visibility at a high-traffic intersection, directly across from Wiley Middle School and Rouse High School. It provides multiple concrete driveways for straightforward access directly off E Crystal Falls Parkway and Artesian Springs Boulevard.
An additional adjoining opportunity is available to purchase suite #506 with this unit, which may allow ownership of two separate units or the possibility of combining them into a larger operating space.
Key Highlights
- 2020‑built office condo suite in the Crystal Falls Arbor complex with 973 SF of space
- Layout includes three private offices plus an executive suite
- Dedicated breakroom with sink and storage and a private in‑suite restroom
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
$23,202
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
5.80%
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%
$464,040
$464.0K
Cap Rate 7%
$331,457
$331.5K
Cap Rate 9%
$257,800
$257.8K
Market Conditions
NOI Build-Up for 973 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
$40.9K $42.00/SF
− Vacancy
−$9.9K −$10.21/SF
EGI
$30.9K $31.79/SF
− OpEx
−$7.7K −$7.95/SF
NOI
$23.2K $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%
$464,040
Cap Rate 7%
$331,457
Cap Rate 9%
$257,800
Alternative Uses
Best Use
Office B
$331.5K
$290.0K – $386.7K
NOI $23,202 @ 7.0% cap · market cap 5.80%
Second Best
Healthcare Medical
$252.2K
$220.7K – $294.2K
NOI $17,654 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$406.7K
$355.9K – $474.5K
NOI $28,472 @ 7.0% cap · market cap 7.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
251
Businesses Nearby
Explore this area
Business Placement
Demographics for 78641, TX
83,426
Population
33,118
Households
2.5
Avg Household Size
36
Median Age
51%
College-Educated
95%
High-School Grad
124.4 sq mi
ZIP Area
671
Density / Sq Mi
$131,421
Median Household Income
$61,185
Median Earnings
$1,873
Median Rent
$453,100
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 - Office condo suite features three private offices, an executive suite, a breakroom, and a private in-suite restroom.
Where is this office units located?
The property is located at 10824 E CRYSTAL FALLS PKWY Leander, TX.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 2020‑built office condo suite in the Crystal Falls Arbor complex with 973 SF of space; Layout includes three private offices plus an executive suite; Dedicated breakroom with sink and storage and a private in‑suite restroom
