Ground-Floor Office
For Sale
Contact for pricing
1808 Aldrich St, Austin, TX 78723
Commercial space with designated garage parking near Mueller restaurants and the Sunday farmers market.
Property Size3,473 SF
Price / SF$475.09
Days on Market549
Property Features for 1808 Aldrich St
General Information
Standard status
Active
Size
3,473 SF
Property subtype
OFFICE
Additional Details
Floor
Ground Floor
Listing Agency:
Sayers Real Estate Advisors
(512) 472-6100
Listed By:
Jake Malone · License #728554
(512) 897-3075
Source:
Moodyscre
Added: Mar 21, 2025
Changed: Sep 13
Last Checked: Sep 19 at 10:15AM
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 Sayers Real Estate Advisors
Investment Insights
Based on property information with market context.
This 3,473-square-foot ground-floor office unit is located within the Mueller Town Center and includes designated garage parking. The property offers commercial space along Aldrich St with pedestrian access to surrounding amenities.
More than 15 restaurants are within walking distance, along with the Mueller Farmers Market held on Sundays. The Aldrich St setting provides direct street presence within the town center.
More than 15 restaurants are within walking distance, along with the Mueller Farmers Market held on Sundays. The Aldrich St setting provides direct street presence within the town center.
Key Highlights
- 3,473‑square‑foot ground‑floor office unit
- Designated garage parking included
- Located in Mueller Town Center on Aldrich St
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
$70,748
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
4.29%
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%
$1,414,960
$1.4M
Cap Rate 7%
$1,010,686
$1.0M
Cap Rate 9%
$786,089
$786.1K
Market Conditions
NOI Build-Up for 3,473 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
$124.6K $35.88/SF
− Vacancy
−$30.3K −$8.72/SF
EGI
$94.3K $27.16/SF
− OpEx
−$23.6K −$6.79/SF
NOI
$70.7K $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%
$1,414,960
Cap Rate 7%
$1,010,686
Cap Rate 9%
$786,089
Alternative Uses
Best Use
Office B
$1.01M
$884.4K – $1.18M
NOI $70,748 @ 7.0% cap · market cap 4.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,267 @ 7.0% cap · market cap 5.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
414
Businesses Nearby
Explore this area
Business Placement
Demographics for 78723, TX
34,522
Population
17,065
Households
2
Avg Household Size
35
Median Age
56%
College-Educated
91%
High-School Grad
7.1 sq mi
ZIP Area
4,862
Density / Sq Mi
$87,978
Median Household Income
$54,769
Median Earnings
$1,478
Median Rent
$513,500
Median Home Value
Market
Vacancy Rate% for Office in Austin, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Commercial space with designated garage parking near Mueller restaurants and the Sunday farmers market.
Where is this office units located?
The property is located at 1808 Aldrich St Austin, TX.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 3,473‑square‑foot ground‑floor office unit; Designated garage parking included; Located in Mueller Town Center on Aldrich St
