Medical Office
New
For Sale
$600,000
1913 Dutton Dr 406-407, San Marcos, TX 78666
The interior offers private rooms, shared work areas, meeting space, and a kitchenette.
Property Size1,958 SF
Days on Market3
Property Features for 1913 Dutton Dr 406-407
General Information
Standard status
Active
Size
1,958 SF
Property subtype
Commercial
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$8,468
Amenities
conference/meeting space
kitchenette/break room
Building Details
Building Size
1,958 SF
Year Built
2019
Construction
stone
Listed By:
Henry Van Engelen
(512) 800-1138
Source:
Elliman
Added: Oct 2
Changed: Oct 3
Last Checked: Oct 3 at 2:29AM
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 Henry Van Engelen
Investment Insights
Based on property information with market context.
This medical office space at 1913 Dutton Drive includes private offices, open work areas, meeting space, and a kitchenette or break area. Large windows bring natural light into the workspace, with carpet and wood-look flooring. The 2019-built office property has a stone exterior and metal roof accents, with surface parking in an established office complex.
The San Marcos address provides access to I-35 and is near Texas State University, Central Texas Medical Center, the Hays County Government Center, retail, restaurants, and professional services.
The San Marcos address provides access to I-35 and is near Texas State University, Central Texas Medical Center, the Hays County Government Center, retail, restaurants, and professional services.
Key Highlights
- Built in 2019
- Interior includes private offices, open work areas, meeting space, and a kitchenette
- Large windows and a mix of carpet and wood‑look flooring
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
$46,689
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
7.78%
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%
$933,780
$933.8K
Cap Rate 7%
$666,986
$667.0K
Cap Rate 9%
$518,767
$518.8K
Market Conditions
NOI Build-Up for 1,958 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
$82.2K $42.00/SF
− Vacancy
−$20.0K −$10.21/SF
EGI
$62.3K $31.79/SF
− OpEx
−$15.6K −$7.95/SF
NOI
$46.7K $23.85/SF
Area
Hays 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%
$933,780
Cap Rate 7%
$666,986
Cap Rate 9%
$518,767
Alternative Uses
Best Use
Office B
$667.0K
$583.6K – $778.2K
NOI $46,689 @ 7.0% cap · market cap 7.78%
Second Best
Healthcare Medical
$507.5K
$444.1K – $592.1K
NOI $35,526 @ 7.0% cap · market cap 5.92%
Theoretical Best
Office A
$818.5K
$716.2K – $954.9K
NOI $57,295 @ 7.0% cap · market cap 9.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
648
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 78666, TX
86,584
Population
36,354
Households
2.4
Avg Household Size
27
Median Age
35%
College-Educated
89%
High-School Grad
192.4 sq mi
ZIP Area
450
Density / Sq Mi
$55,478
Median Household Income
$25,890
Median Earnings
$1,294
Median Rent
$271,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Animal Care Center of Hays County — 2206 Hunter Rd, San Marcos, TX 78666
Frequently Asked Questions
What type of property is this?
Medical Office Space - The interior offers private rooms, shared work areas, meeting space, and a kitchenette.
Where is this medical office space located?
The property is located at 1913 Dutton Dr 406-407 San Marcos, TX.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Built in 2019; Interior includes private offices, open work areas, meeting space, and a kitchenette; Large windows and a mix of carpet and wood‑look flooring
