Austin Retail Redevelopment
For Sale
Contact for pricing
1804 Briarcliff Blvd, Austin, TX
Renovated retail building on a large lot near Mueller District.
Property Size9,150 SF
Lot Size1.13 Acres
Price / SF$311.48
Days on Market385
Property Features for 1804 Briarcliff Blvd
General Information
Standard status
Active
Size
9,150 SF
Lot size
1.13 Acres
Property subtype
RETAIL
Listing Agency:
Secure Net Lease - Dallas
(214) 227-9869
Listed By:
Joe Caputo
(424) 220-6432
Source:
Moodyscre
Added: Jul 21, 2025
Changed: Aug 8
Last Checked: Aug 8 at 5:17AM
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 Secure Net Lease - Dallas
Investment Insights
Based on property information with market context.
This property features a 9,150 square foot building, constructed in 1960 and renovated in 2024, situated on a 1.12 acre site. It is located just north of The Mueller District, offering proximity to downtown Austin and the University of Texas campus. The property is positioned for potential vertical redevelopment. It benefits from its location in a high-spending submarket, with average household incomes of $107,031 within a 1-mile radius and $139,119 within a 5-mile radius. The property is located adjacent to Windsor Commons, a new Class-A mixed-use multi-family and retail development. The average base rental rate is $18.95 per square foot, while other tenants in the center are paying a base rate of $30.60 per square foot.
Key Highlights
- Potential redevelopment opportunity for aggressive vertical redevelopment.
- Below market rents with an average base rental rate of $18.95 PSF.
- High‑spending submarket with strong average household incomes.
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
$161,115
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
5.65%
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%
$3,222,300
$3.2M
Cap Rate 7%
$2,301,643
$2.3M
Cap Rate 9%
$1,790,167
$1.8M
Market Conditions
NOI Build-Up for 9,150 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
$238.3K $26.04/SF
− Vacancy
−$8.1K −$0.89/SF
EGI
$230.2K $25.15/SF
− OpEx
−$69.0K −$7.55/SF
NOI
$161.1K $17.61/SF
Area
Austin, TX
Vacancy
3.40%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
30.00%
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%
$3,222,300
Cap Rate 7%
$2,301,643
Cap Rate 9%
$1,790,167
Alternative Uses
Best Use
Retail
$2.30M
$2.01M – $2.69M
NOI $161,115 @ 7.0% cap · market cap 5.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.59M
$3.14M – $4.18M
NOI $250,991 @ 7.0% cap · market cap 8.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
780
Businesses Nearby
38k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 56%
Dining 33%
Apparel 8%
Electronics 2%
Jack in the Box
Dining
11,237 visits/mo
0.4 miles
Shell
Shops & Services
10,471 visits/mo
0.4 miles
Shell
Shops & Services
5,916 visits/mo
0.3 miles
Food Mart
Shops & Services
4,842 visits/mo
0.3 miles
Windsor
Apparel
1,886 visits/mo
0.2 miles
Market
Vacancy Rate% for Retail in Austin, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Coinstar Kiosk | Bitcoin ATM — El Rancho Supermarket, 6800 Berkman Dr, Austin, TX 78723
- Windsor Village — 5811 Berkman Dr, Austin, TX 78723
- Coinstar Kiosk | Bitcoin ATM — 6800 Berkman Dr, Austin, TX 78723, United States
Frequently Asked Questions
What type of property is this?
Shopping center - Renovated retail building on a large lot near Mueller District.
Where is this shopping center located?
The property is located at 1804 Briarcliff Blvd Austin, TX.
What is the asking price?
The asking price for this property is $2,850,000.
What are key features of this property?
This property features: Potential redevelopment opportunity for aggressive vertical redevelopment.; Below market rents with an average base rental rate of $18.95 PSF.; High‑spending submarket with strong average household incomes.
