Office
For Sale
Contact for pricing
610 S Watters Rd, Allen, TX 75013
Freestanding office building near Watters Creek amenities and the One Bethany at Watters Creek office development.
Property Size3,350 SF
Price / SF$417.61
Days on Market776
Property Features for 610 S Watters Rd
General Information
Standard status
Active
Size
3,350 SF
Property subtype
OFFICE
Listing Agency:
Appian Commercial Realty
(972) 562-9988
Listed By:
Ray Eckenrode · License #579746
(972) 562-9988
Source:
Moodyscre
Added: Jun 24, 2024
Changed: Jul 30
Last Checked: Jul 30 at 10:29PM
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 Appian Commercial Realty
Investment Insights
Based on property information with market context.
This office building offers a compact commercial footprint of 3,350 square feet at 610 S Watters Rd in Allen, TX 75013. The property is positioned to support day-to-day office operations with convenient access to nearby retail, dining, and business services.
Located just north of Bethany Drive on Watters Road, it sits near the Watters Creek development. The property is also across the street from the new office development One Bethany at Watters Creek. The immediate area includes shopping and dining options, and a short walk to wooded hike and bike trails.
With close connectivity to the surrounding amenities and nearby office development activity, the site can be a practical fit for a business seeking an established, amenity-rich office location in Allen.
Located just north of Bethany Drive on Watters Road, it sits near the Watters Creek development. The property is also across the street from the new office development One Bethany at Watters Creek. The immediate area includes shopping and dining options, and a short walk to wooded hike and bike trails.
With close connectivity to the surrounding amenities and nearby office development activity, the site can be a practical fit for a business seeking an established, amenity-rich office location in Allen.
Key Highlights
- 3,350 SF office building at 610 S Watters Rd, Allen, TX 75013
- Just north of Bethany Drive on Watters Road
- Across the street from One Bethany at Watters Creek office development
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
$40,819
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
2.92%
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%
$816,380
$816.4K
Cap Rate 7%
$583,129
$583.1K
Cap Rate 9%
$453,544
$453.5K
Market Conditions
NOI Build-Up for 3,350 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
$72.8K $21.72/SF
− Vacancy
−$18.3K −$5.47/SF
EGI
$54.4K $16.25/SF
− OpEx
−$13.6K −$4.06/SF
NOI
$40.8K $12.18/SF
Area
Allen, TX
Vacancy
25.20%
Lease Rate
$21.72 /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%
$816,380
Cap Rate 7%
$583,129
Cap Rate 9%
$453,544
Alternative Uses
Best Use
Office B
$583.1K
$510.2K – $680.3K
NOI $40,819 @ 7.0% cap · market cap 2.92%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$888.0K
$777.0K – $1.04M
NOI $62,157 @ 7.0% cap · market cap 4.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,554
Businesses Nearby
Explore this area
Business Placement
Demographics for 75013, TX
48,360
Population
18,341
Households
2.6
Avg Household Size
37
Median Age
65%
College-Educated
97%
High-School Grad
15.0 sq mi
ZIP Area
3,224
Density / Sq Mi
$151,618
Median Household Income
$77,367
Median Earnings
$1,810
Median Rent
$561,000
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 - Freestanding office building near Watters Creek amenities and the One Bethany at Watters Creek office development.
Where is this office building located?
The property is located at 610 S Watters Rd Allen, TX.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: 3,350 SF office building at 610 S Watters Rd, Allen, TX 75013; Just north of Bethany Drive on Watters Road; Across the street from One Bethany at Watters Creek office development
