Single-Story Professional Office
For Sale
$450,000
2951 FM 1460 # 1504, Georgetown, TX 78626
Office condo units in a professional park with over 400 feet of frontage on FM 1460 and Phase 3 underway.
Property Size1,000 SF
Days on Market523
Property Features for 2951 FM 1460 # 1504
General Information
Standard status
Active
Size
1,000 SF
Property subtype
Office
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
24
Taxes and HOA fees
Annual Taxes
$8,446
Building Details
Building Size
1,000 SF
Year Built
2024
Stories
1
Listing Agency:
Commerce Realty Advisors
Listed By:
Ross McIver · License #0315708
(512) 964-8279
Source:
Teamwestre
Added: Apr 3, 2025
Changed: Aug 23
Last Checked: Sep 6 at 11:01AM
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 Commerce Realty Advisors
Investment Insights
Based on property information with market context.
Highland Vista Office Park offers single-story professional office buildings developed as individual condo units, designed for small professional businesses and medical practitioners. The park is planned to include 18 buildings sized from 2,000 to 4,000 square feet, for a total of over 46,000 square feet across 46 individual condo units that can be offered for lease or sale to individual owner/occupants, tenants, or investors. As of now, 24 units (10 buildings) are completed, and Phase 3 is currently under construction.
The site is strategically positioned between IH-35 and the SH-130 toll road on FM 1460 at its intersection with Westinghouse Road. The property has over 400 feet of frontage on FM 1460, with visibility from the Westinghouse intersection and convenient access to FM 1460.
Units within the park are housed in single-story office buildings, supporting a professional campus layout within Highland Vista Office Park.
The site is strategically positioned between IH-35 and the SH-130 toll road on FM 1460 at its intersection with Westinghouse Road. The property has over 400 feet of frontage on FM 1460, with visibility from the Westinghouse intersection and convenient access to FM 1460.
Units within the park are housed in single-story office buildings, supporting a professional campus layout within Highland Vista Office Park.
Key Highlights
- Highland Vista Office Park is under development with YearBuilt listed as 2024
- Over 400 ft of frontage on FM 1460 at its intersection with Westinghouse Road
- Project includes 18 single‑story professional office buildings with sizes from 2,000 to 4,000 sq. ft.
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
$23,846
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
5.30%
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%
$476,920
$476.9K
Cap Rate 7%
$340,657
$340.7K
Cap Rate 9%
$264,956
$265.0K
Market Conditions
NOI Build-Up for 1,000 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
$42.0K $42.00/SF
− Vacancy
−$10.2K −$10.21/SF
EGI
$31.8K $31.79/SF
− OpEx
−$7.9K −$7.95/SF
NOI
$23.8K $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%
$476,920
Cap Rate 7%
$340,657
Cap Rate 9%
$264,956
Alternative Uses
Best Use
Office B
$340.7K
$298.1K – $397.4K
NOI $23,846 @ 7.0% cap · market cap 5.30%
Second Best
Healthcare Medical
$259.2K
$226.8K – $302.4K
NOI $18,144 @ 7.0% cap · market cap 4.03%
Theoretical Best
Office A
$418.0K
$365.8K – $487.7K
NOI $29,262 @ 7.0% cap · market cap 6.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
126
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 units - Office condo units in a professional park with over 400 feet of frontage on FM 1460 and Phase 3 underway.
Where is this office units located?
The property is located at 2951 FM 1460 # 1504 Georgetown, TX.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Highland Vista Office Park is under development with YearBuilt listed as 2024; Over 400 ft of frontage on FM 1460 at its intersection with Westinghouse Road; Project includes 18 single‑story professional office buildings with sizes from 2,000 to 4,000 sq. ft.
