Single-Story Office
For Sale
$949,000
1712 N Interstate 35, San Marcos, TX 78666
Multiple private offices, covered entry, and front and rear parking create a flexible professional setting.
Property Size1,206 SF
Price / SF$786.90
Days on Market13
Property Features for 1712 N Interstate 35
General Information
Standard status
Active
Size
1,206 SF
Listing Agency:
Andrew Phillips, Broker
(830) 237-5356
Listed By:
Andrew Phillips · License #0672721
(830) 237-5356
Source:
Cornerstone-properties
Added: Aug 20
Changed: Aug 31
Last Checked: Aug 25 at 9:45AM
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 Andrew Phillips, Broker
Investment Insights
Based on property information with market context.
This single-story office building provides a defined professional setting with multiple private offices arranged around an easy-to-navigate interior layout. Exterior features include a covered entrance and columned porch, while parking is available in both the front and rear of the property. The building has previously served an attorney’s office and a regional corporate office, supporting its established office configuration.
The property fronts the I-35 corridor at 1712 N Interstate 35 in San Marcos, with access positioned between Austin and San Antonio. It is located among established commercial businesses and offers direct corridor exposure with convenient accessibility. The 1,206 property size and existing office improvements provide a compact commercial footprint for continued office use.
The property fronts the I-35 corridor at 1712 N Interstate 35 in San Marcos, with access positioned between Austin and San Antonio. It is located among established commercial businesses and offers direct corridor exposure with convenient accessibility. The 1,206 property size and existing office improvements provide a compact commercial footprint for continued office use.
Key Highlights
- 1,206 property size with a single‑story office configuration
- Multiple private offices with an easy‑to‑navigate floor plan
- Covered entrance with a columned porch
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
$28,758
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
3.03%
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%
$575,160
$575.2K
Cap Rate 7%
$410,829
$410.8K
Cap Rate 9%
$319,533
$319.5K
Market Conditions
NOI Build-Up for 1,206 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
$50.7K $42.00/SF
− Vacancy
−$12.3K −$10.21/SF
EGI
$38.3K $31.79/SF
− OpEx
−$9.6K −$7.95/SF
NOI
$28.8K $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%
$575,160
Cap Rate 7%
$410,829
Cap Rate 9%
$319,533
Alternative Uses
Best Use
Office B
$410.8K
$359.5K – $479.3K
NOI $28,758 @ 7.0% cap · market cap 3.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$504.1K
$441.1K – $588.2K
NOI $35,290 @ 7.0% cap · market cap 3.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
456
Businesses Nearby
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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Frequently Asked Questions
What type of property is this?
Office building - Multiple private offices, covered entry, and front and rear parking create a flexible professional setting.
Where is this office building located?
The property is located at 1712 N Interstate 35 San Marcos, TX.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: 1,206 property size with a single‑story office configuration; Multiple private offices with an easy‑to‑navigate floor plan; Covered entrance with a columned porch
