Two-Story Office and Retail
For Sale
Contact for pricing
1102 S Rock St, Georgetown, TX 78626
Two-story commercial building on a 0.191-acre parcel, zoned MUDT for flexible office, retail, medical, or service uses.
Property Size3,364 SF
Lot Size0.19 Acres
Price / SF$505.35
Days on Market213
Property Features for 1102 S Rock St
General Information
Standard status
Active
Size
3,364 SF
Total Parking Spaces
3
Lot size
0.19 Acres
Property subtype
Retail, Office
Zoning
MUDT (Mixed Use Downtown)
Investment Type
Owner/User
Amenities
private parking
Building Details
Year Built
1910
Stories
2
Listing Agency:
Headwater Commercial Realty, LLC
Listed By:
Alicea Leeper · License #TX826500
Source:
Crexi
Added: Feb 6
Changed: Aug 14
Last Checked: Sep 6 at 6:26PM
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 Headwater Commercial Realty, LLC
Investment Insights
Based on property information with market context.
1102 S Rock St is a two-story commercial building offering 3,364 square feet of flexible interior space. The property is described as having updated interiors and historic character, with a layout designed to support a range of business needs, including potential reconfiguration for single or multi-tenant occupancy.
The building sits on a 0.191-acre parcel and is zoned MUDT (Mixed Use Downtown), which the listing states can accommodate office, retail, medical, or service-oriented operations. The property also includes private parking and is located just blocks from the historic Square in Georgetown.
As presented, this is a versatile downtown asset for continued use as a professional office or for repositioning into other permitted commercial formats within the mixed-use downtown zoning parameters.
The building sits on a 0.191-acre parcel and is zoned MUDT (Mixed Use Downtown), which the listing states can accommodate office, retail, medical, or service-oriented operations. The property also includes private parking and is located just blocks from the historic Square in Georgetown.
As presented, this is a versatile downtown asset for continued use as a professional office or for repositioning into other permitted commercial formats within the mixed-use downtown zoning parameters.
Key Highlights
- ±3,364 SF two‑story commercial office building built in 1910
- On a ±0.191‑acre parcel with zoning MUDT (Mixed Use Downtown)
- Flexible use for office, retail, medical, or service‑oriented operations
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
$80,216
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
4.72%
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%
$1,604,320
$1.6M
Cap Rate 7%
$1,145,943
$1.1M
Cap Rate 9%
$891,289
$891.3K
Market Conditions
NOI Build-Up for 3,364 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
$141.3K $42.00/SF
− Vacancy
−$34.3K −$10.21/SF
EGI
$107.0K $31.79/SF
− OpEx
−$26.7K −$7.95/SF
NOI
$80.2K $23.85/SF
Area
Williamson 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%
$1,604,320
Cap Rate 7%
$1,145,943
Cap Rate 9%
$891,289
Alternative Uses
Best Use
Office B
$1.15M
$1.00M – $1.34M
NOI $80,216 @ 7.0% cap · market cap 4.72%
Second Best
Retail
$846.2K
$740.4K – $987.2K
NOI $59,234 @ 7.0% cap · market cap 3.48%
Theoretical Best
Office A
$1.41M
$1.23M – $1.64M
NOI $98,437 @ 7.0% cap · market cap 5.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,887
Businesses Nearby
Explore this area
Business Placement
Demographics for 78626, TX
39,935
Population
16,866
Households
2.4
Avg Household Size
34
Median Age
36%
College-Educated
90%
High-School Grad
88.6 sq mi
ZIP Area
451
Density / Sq Mi
$94,967
Median Household Income
$44,955
Median Earnings
$1,752
Median Rent
$358,500
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 building - Two-story commercial building on a 0.191-acre parcel, zoned MUDT for flexible office, retail, medical, or service uses.
Where is this office building located?
The property is located at 1102 S Rock St Georgetown, TX.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: ±3,364 SF two‑story commercial office building built in 1910; On a ±0.191‑acre parcel with zoning MUDT (Mixed Use Downtown); Flexible use for office, retail, medical, or service‑oriented operations
