Professional Office Building For
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12466 Los Indios Trl, Austin, TX
Two-story office building near HWY-183 with ample parking.
Property Size5,060 SF
Lot Size0.98 Acres
Price / SF$689.72
Days on Market279
Property Features for 12466 Los Indios Trl
General Information
Standard status
Active
Size
5,060 SF
Lot size
0.98 Acres
Property subtype
OFFICE
Properties For Sale
at 12466 Los Indios Trl Contact us- Floor
- Bldg
- Size
- 15,516 SF
- Type
- OFFICE
- Lease Type
- NNN
- Availability
- AVAILABLE, Now
- Sublease
- No
12466 Los Indios Trl
- Owner-User or Investment Opportunity
- Recent Updates
- 24/7 Access
- ADA Compliant...
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Listing Agency:
Asterra Properties
(512) 773-3705
Listed By:
Tami Greenberg · License #551211
Source:
Moodyscre
Added: Nov 6, 2025
Changed: Aug 8
Last Checked: Aug 8 at 5:05AM
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 Asterra Properties
Investment Insights
Based on property information with market context.
This two-story, multi-tenant professional office building offers 15,000 square feet of space. It is located on the north side of McNeil Drive, just 0.5 miles east of HWY-183. The property features keycard entry doors for after-hours access, specifically after normal business hours from 8:00 am to 5:00 pm. Common area mailboxes are available, along with a UPS drop box on site and a designated FedEx pick-up location. An outdoor picnic area is provided for tenants. Solar panels contribute to reducing common area electrical costs. The parking ratio is 7 spaces per 1,000 square feet.
Key Highlights
- High Parking Ratio: Enjoy the convenience of 7 spaces per 1,000 SF.
- Convenient Location: Just 0.5 miles east of HWY‑183 on McNeil Dr.
- Secure Access: Keycard entry provides peace of mind after business hours.
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
$103,077
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
2.95%
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%
$2,061,540
$2.1M
Cap Rate 7%
$1,472,529
$1.5M
Cap Rate 9%
$1,145,300
$1.1M
Market Conditions
NOI Build-Up for 5,060 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
$181.6K $35.88/SF
− Vacancy
−$44.1K −$8.72/SF
EGI
$137.4K $27.16/SF
− OpEx
−$34.4K −$6.79/SF
NOI
$103.1K $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%
$2,061,540
Cap Rate 7%
$1,472,529
Cap Rate 9%
$1,145,300
Alternative Uses
Best Use
Office B
$1.47M
$1.29M – $1.72M
NOI $103,077 @ 7.0% cap · market cap 2.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.98M
$1.73M – $2.31M
NOI $138,799 @ 7.0% cap · market cap 3.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,063
Businesses Nearby
Explore this area
Business Placement
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 - Two-story office building near HWY-183 with ample parking.
Where is this office building located?
The property is located at 12466 Los Indios Trl Austin, TX.
What is the asking price?
The asking price for this property is $3,490,000.
What are key features of this property?
This property features: High Parking Ratio: Enjoy the convenience of 7 spaces per 1,000 SF.; Convenient Location: Just 0.5 miles east of HWY‑183 on McNeil Dr.; Secure Access: Keycard entry provides peace of mind after business hours.
