Professional Office Condo For
For Sale
$533,800
503 Palm Valley Blvd E 210, Round Rock, TX 78664
Corner suite in Palm Valley Professional & Medical complex.
Property Size1,642 SF
Price / SF$325.09
Days on Market143
Property Features for 503 Palm Valley Blvd E 210
General Information
Standard status
Active
Size
1,642 SF
Building Details
Year Built
2009
Listing Agency:
Compass RE Texas, LLC
Listed By:
Kathy Denny
(512) 718-4420
Source:
Olverabolton
Added: Apr 24
Changed: Sep 3
Last Checked: Sep 12 at 3:13PM
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 Compass RE Texas, LLC
Investment Insights
Based on property information with market context.
This professional office condominium is located just off the high-traffic Palm Valley corridor. Situated within the established Palm Valley Professional & Medical complex, this corner suite benefits from abundant natural light and a functional layout suitable for a variety of professional or medical uses. The suite features a combination of private offices, open workspace, and support areas, providing flexibility for owner-users or investors. Elevator access and ample surface parking ensure convenience for both clients and staff. A multi-tenant monument sign provides directory visibility along Palm Valley. Surrounding tenants include a mix of medical, dental, and financial services, including Edward Jones, creating a synergistic professional environment with consistent client traffic. The property is positioned within a strong trade area supported by approximately 35,000 households within a 3-mile radius and proximity to major regional employers such as Dell Technologies, Baylor Scott & White Medical Center – Round Rock, and Ascension Seton Williamson. Ideal for medical, wellness, financial, or general professional office use, this property offers an opportunity to own in one of Round Rock’s most established and active commercial corridors. The bike score is 41, indicating it is somewhat bikeable, and the walk score is 48, indicating it is car-dependent.
Key Highlights
- Strategic location off high‑traffic Palm Valley corridor (50,000 vehicles per day) in an established professional complex.
- Functional layout with private offices, open workspace, and support areas suitable for various professional or medical uses.
- Abundant natural light and corner suite location.
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
$26,120
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
4.89%
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%
$522,400
$522.4K
Cap Rate 7%
$373,143
$373.1K
Cap Rate 9%
$290,222
$290.2K
Market Conditions
NOI Build-Up for 1,642 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
$49.3K $30.00/SF
− Vacancy
−$14.4K −$8.79/SF
EGI
$34.8K $21.21/SF
− OpEx
−$8.7K −$5.30/SF
NOI
$26.1K $15.91/SF
Area
Round Rock, TX
Vacancy
29.30%
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%
$522,400
Cap Rate 7%
$373,143
Cap Rate 9%
$290,222
Alternative Uses
Best Use
Office B
$373.1K
$326.5K – $435.3K
NOI $26,120 @ 7.0% cap · market cap 4.89%
Second Best
Healthcare Medical
$334.4K
$292.6K – $390.1K
NOI $23,408 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$520.2K
$455.2K – $606.9K
NOI $36,413 @ 7.0% cap · market cap 6.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,261
Businesses Nearby
Explore this area
Business Placement
Demographics for 78664, TX
60,287
Population
24,259
Households
2.5
Avg Household Size
34
Median Age
35%
College-Educated
90%
High-School Grad
16.6 sq mi
ZIP Area
3,632
Density / Sq Mi
$85,919
Median Household Income
$45,700
Median Earnings
$1,645
Median Rent
$317,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - Corner suite in Palm Valley Professional & Medical complex.
Where is this office units located?
The property is located at 503 Palm Valley Blvd E 210 Round Rock, TX.
What is the asking price?
The asking price for this property is $533,800.
What are key features of this property?
This property features: Strategic location off high‑traffic Palm Valley corridor (50,000 vehicles per day) in an established professional complex.; Functional layout with private offices, open workspace, and support areas suitable for various professional or medical uses.; Abundant natural light and corner suite location.
