Turn-Key Office Condo
For Sale
$2,280,000
12801 Anderson Mill Rd, Cedar Park, TX 78613
Neighborhood Business zoning supports varied commercial uses within a Cedar Park business park.
Property Size4,800 SF
Days on Market10
Property Features for 12801 Anderson Mill Rd
General Information
Standard status
Active
Size
4,800 SF
Class
C
Property subtype
Office - General Office
Zoning
Neighborhood Business
Building Details
Building Size
4,800 SF
Year Built
2022
Listing Agency:
Commercial Market Exchange
(512) 630-9888
Listed By:
Bailey Morse · License #776559
Source:
Commercialcafe
Added: Aug 15
Changed: Aug 18
Last Checked: Aug 18 at 9:27AM
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 Commercial Market Exchange
Investment Insights
Based on property information with market context.
This office condo offering includes units ranging from 1,200 SF to 4,800 SF. Building 2 contains four 1,200 SF units, while Building 3 includes two 2,400 SF units. Individual units may be combined to create up to 4,800 SF. The shell buildings were constructed in 2022, with interior finish-out planned for the coming months.
The business park is located at 12801 Anderson Mill Rd in Cedar Park, approximately 1 mile north of N FM 620, less than a mile from Cypress Creek Road, and within reach of Austin and Cedar Park. Neighborhood Business zoning allows a broad range of commercial uses. Zero-lot-line pad sites are also available, each site planned for a 4,800 SF office building.
The business park is located at 12801 Anderson Mill Rd in Cedar Park, approximately 1 mile north of N FM 620, less than a mile from Cypress Creek Road, and within reach of Austin and Cedar Park. Neighborhood Business zoning allows a broad range of commercial uses. Zero-lot-line pad sites are also available, each site planned for a 4,800 SF office building.
Key Highlights
- Office condo sizes range from 1,200 SF to 4,800 SF
- Building 2 includes four 1,200 SF units
- Building 3 includes two 2,400 SF units
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
$114,458
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
5.02%
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%
$2,289,160
$2.3M
Cap Rate 7%
$1,635,114
$1.6M
Cap Rate 9%
$1,271,756
$1.3M
Market Conditions
NOI Build-Up for 4,800 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
$201.6K $42.00/SF
− Vacancy
−$49.0K −$10.21/SF
EGI
$152.6K $31.79/SF
− OpEx
−$38.2K −$7.95/SF
NOI
$114.5K $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%
$2,289,160
Cap Rate 7%
$1,635,114
Cap Rate 9%
$1,271,756
Alternative Uses
Best Use
Office B
$1.64M
$1.43M – $1.91M
NOI $114,458 @ 7.0% cap · market cap 5.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.01M
$1.76M – $2.34M
NOI $140,456 @ 7.0% cap · market cap 6.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
205
Businesses Nearby
Explore this area
Business Placement
Demographics for 78613, TX
89,279
Population
34,198
Households
2.6
Avg Household Size
36
Median Age
55%
College-Educated
97%
High-School Grad
27.7 sq mi
ZIP Area
3,223
Density / Sq Mi
$120,829
Median Household Income
$61,782
Median Earnings
$1,733
Median Rent
$461,900
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 - Neighborhood Business zoning supports varied commercial uses within a Cedar Park business park.
Where is this office units located?
The property is located at 12801 Anderson Mill Rd Cedar Park, TX.
What is the asking price?
The asking price for this property is $2,280,000.
What are key features of this property?
This property features: Office condo sizes range from 1,200 SF to 4,800 SF; Building 2 includes four 1,200 SF units; Building 3 includes two 2,400 SF units
