Medical Office Building with Private
New
For Sale
$425,000
1312 N US Highway 281, Lampasas, TX 76550
Professional office layout with reception space, private rooms, built-in cabinetry, and sinks for clinical or office use.
Property Size1,071 SF
Price / SF$396.83
Days on Market3
Property Features for 1312 N US Highway 281
General Information
Standard status
Active
Size
1,071 SF
Property subtype
CommercialSale
Additional Details
Highway Access
Yes
Amenities
spacious lobby
dedicated receiving desk
tile flooring
private exam rooms
built-in cabinetry
wash sinks
private executive office
restroom
Listing Agency:
TEXAS REAL ESTATE SALES
(512) 556-9090
Listed By:
Leah Caruthers · License #0561403
(512) 627-6670
Source:
Suekrider
Added: Sep 11
Last Checked: Sep 13 at 12:20PM
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 TEXAS REAL ESTATE SALES
Investment Insights
Based on property information with market context.
This medical office property at 1312 N US Highway 281 includes a welcoming lobby, receiving desk, multiple private exam or consultation rooms, a private executive office, and one restroom. Built-in cabinetry and wash sinks serve the private rooms, while tile flooring extends throughout the interior. The building was formerly used as a veterinary clinic and offers a configuration adaptable to medical, dental, veterinary, legal, or other professional office operations.
The property fronts US Highway 281 in Lampasas and records over 13,500 vehicles passing daily. Front-door parking and direct highway exposure support convenient customer access and strong business identification from the corridor.
The property fronts US Highway 281 in Lampasas and records over 13,500 vehicles passing daily. Front-door parking and direct highway exposure support convenient customer access and strong business identification from the corridor.
Key Highlights
- Over 13,500 vehicles pass daily on US Highway 281
- Multiple private rooms include built‑in cabinetry and wash sinks
- Lobby and receiving desk provide a defined front‑of‑house area
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
$14,158
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
3.33%
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%
$283,160
$283.2K
Cap Rate 7%
$202,257
$202.3K
Cap Rate 9%
$157,311
$157.3K
Market Conditions
NOI Build-Up for 1,071 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
$23.1K $21.60/SF
− Vacancy
−$4.3K −$3.97/SF
EGI
$18.9K $17.63/SF
− OpEx
−$4.7K −$4.41/SF
NOI
$14.2K $13.22/SF
Area
Lampasas County, TX
Vacancy
18.40%
Lease Rate
$21.60 /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%
$283,160
Cap Rate 7%
$202,257
Cap Rate 9%
$157,311
Alternative Uses
Best Use
Office B
$202.3K
$177.0K – $236.0K
NOI $14,158 @ 7.0% cap · market cap 3.33%
Second Best
Healthcare Medical
$163.0K
$142.7K – $190.2K
NOI $11,413 @ 7.0% cap · market cap 2.69%
Theoretical Best
Office A
$257.2K
$225.1K – $300.1K
NOI $18,007 @ 7.0% cap · market cap 4.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
94
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76550, TX
12,840
Population
6,129
Households
2.1
Avg Household Size
44
Median Age
22%
College-Educated
90%
High-School Grad
541.5 sq mi
ZIP Area
24
Density / Sq Mi
$73,697
Median Household Income
$34,970
Median Earnings
$902
Median Rent
$237,600
Median Home Value
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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?
Medical Office Space - Professional office layout with reception space, private rooms, built-in cabinetry, and sinks for clinical or office use.
Where is this medical office space located?
The property is located at 1312 N US Highway 281 Lampasas, TX.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Over 13,500 vehicles pass daily on US Highway 281; Multiple private rooms include built‑in cabinetry and wash sinks; Lobby and receiving desk provide a defined front‑of‑house area
