Mixed-Use Office
For Sale
$2,490,000
11842 Rim Rock Trl, Austin, TX 78737
Office improvements with residential conversion potential, supporting utilities, and additional structures on a lightly restricted tract.
Property Size4,992 SF
Lot Size6.40 Acres
Price / SF$498.80
Days on Market47
Property Features for 11842 Rim Rock Trl
General Information
Standard status
Active
Size
4,992 SF
Lot size
6.40 Acres
Additional Details
Utilities to Site
Yes
Building Details
Year Built
2017
Listing Agency:
Keller Williams Realty
Listed By:
Grant Bohls · License #0760556
(512) 947-5753
Source:
Texasrealtygroup
Added: Aug 2
Changed: Sep 12
Last Checked: Sep 15 at 11:06PM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This mixed-use property provides 2,820 square feet of office improvements on approximately 6.4 acres. The layout includes a converted garage used as office space, a two-story addition for workspace or studio functions, and a separate exterior storage building. The structures were originally built as a custom home and may be converted back into a main residence with a guesthouse.
Infrastructure includes PEC electric, city water, a 50,000-gallon rainwater collection system, two septic systems, and propane gas. High-speed fiber internet is connected, while dumpster trash and recycling support onsite waste management. The property is outside the ETJ and has light restrictions, according to the provided information.
Infrastructure includes PEC electric, city water, a 50,000-gallon rainwater collection system, two septic systems, and propane gas. High-speed fiber internet is connected, while dumpster trash and recycling support onsite waste management. The property is outside the ETJ and has light restrictions, according to the provided information.
Key Highlights
- Approximately +/- 6.4‑acre lot outside the ETJ
- 2,820‑square‑foot office configuration with garage conversion and two‑story addition
- Separate exterior storage building included
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
$101,691
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
4.08%
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%
$2,033,820
$2.0M
Cap Rate 7%
$1,452,729
$1.5M
Cap Rate 9%
$1,129,900
$1.1M
Market Conditions
NOI Build-Up for 4,992 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
$179.1K $35.88/SF
− Vacancy
−$43.5K −$8.72/SF
EGI
$135.6K $27.16/SF
− OpEx
−$33.9K −$6.79/SF
NOI
$101.7K $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%
$2,033,820
Cap Rate 7%
$1,452,729
Cap Rate 9%
$1,129,900
Alternative Uses
Best Use
Office B
$1.45M
$1.27M – $1.69M
NOI $101,691 @ 7.0% cap · market cap 4.08%
Second Best
Mixed Use
$1.20M
$1.05M – $1.40M
NOI $84,240 @ 7.0% cap · market cap 3.38%
Theoretical Best
Office A
$1.96M
$1.71M – $2.28M
NOI $136,934 @ 7.0% cap · market cap 5.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
161
Businesses Nearby
Explore this area
Business Placement
Demographics for 78737, TX
20,996
Population
8,895
Households
2.4
Avg Household Size
41
Median Age
64%
College-Educated
99%
High-School Grad
36.4 sq mi
ZIP Area
577
Density / Sq Mi
$164,066
Median Household Income
$86,900
Median Earnings
$2,176
Median Rent
$689,200
Median Home Value
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Market
Vacancy Rate% for Office in Austin, TX
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Office improvements with residential conversion potential, supporting utilities, and additional structures on a lightly restricted tract.
Where is this mixed-use property located?
The property is located at 11842 Rim Rock Trl Austin, TX.
What is the asking price?
The asking price for this property is $2,490,000.
What are key features of this property?
This property features: Approximately +/- 6.4‑acre lot outside the ETJ; 2,820‑square‑foot office configuration with garage conversion and two‑story addition; Separate exterior storage building included
