Renovated Shopping Center
For Sale
Contact for pricing
1804 Briarcliff Blvd, Austin, TX 78723
Shopping center building on a 1.12-acre site, renovated in 2024 and positioned for potential vertical redevelopment.
Property Size9,150 SF
Lot Size1.12 Acres
Price / SF$311.48
Days on Market163
Property Features for 1804 Briarcliff Blvd
General Information
Standard status
Active
Size
9,150 SF
Lot size
1.12 Acres
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Redevelopment
Net Operating Income
$169,589
Building Details
Year Built
1960
Year Renovated
2024
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
Secure Net Lease
Listed By:
Sam House · License #TX 696383
(214) 522-7200
Source:
Crexi
Added: Apr 8
Changed: Sep 15
Last Checked: Sep 16 at 2:08PM
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
Investment Insights
Based on property information with market context.
This shopping center property includes a 9,150+/- SF building on a 1.12+/- acre site. Construction dates to 1960, with a 2024 renovation. The center is noted for below-market rents, with an existing tenant mix paying base rents that are lower than other tenants within the center.
The property is located just north of The Mueller District, with proximity to Downtown and the UT campus. It is also adjacently located to Windsor Commons, described as a brand-new, Class-A mixed-use multi-family and retail development.
With its current configuration and renovations already completed, the site is positioned for an aggressive vertical redevelopment approach.
The property is located just north of The Mueller District, with proximity to Downtown and the UT campus. It is also adjacently located to Windsor Commons, described as a brand-new, Class-A mixed-use multi-family and retail development.
With its current configuration and renovations already completed, the site is positioned for an aggressive vertical redevelopment approach.
Key Highlights
- 9,150+/- SF building
- 1.12+/- acre site
- 1960 construction with 2024 renovation
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
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Open Analytics
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
Demographics for 78723, TX
34,522
Population
17,065
Households
2
Avg Household Size
35
Median Age
56%
College-Educated
91%
High-School Grad
7.1 sq mi
ZIP Area
4,862
Density / Sq Mi
$87,978
Median Household Income
$54,769
Median Earnings
$1,478
Median Rent
$513,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Austin, TX
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Frequently Asked Questions
What type of property is this?
Shopping center - Shopping center building on a 1.12-acre site, renovated in 2024 and positioned for potential vertical redevelopment.
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: 9,150+/- SF building; 1.12+/- acre site; 1960 construction with 2024 renovation
