Ground-Floor Retail Office
For Sale
$1,495,000
1808 Aldrich St, Austin, TX 78723
Ground-floor commercial space with designated garage parking and strong visibility on Aldrich Street.
Property Size3,428 SF
Days on Market56
Property Features for 1808 Aldrich St
General Information
Standard status
Active
Size
3,428 SF
Class
A
Property subtype
Office - Creative Office
Amenities
designated garage parking
Building Details
Building Size
3,428 SF
Year Built
2024
Units
8
Listing Agency:
Sayers Real Estate Advisors
Listed By:
Jake Malone · License #728554
(512) 897-3075
Source:
Commercialcafe
Added: Jul 27
Changed: Sep 19
Last Checked: Sep 19 at 5:55AM
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 Sayers Real Estate Advisors
Investment Insights
Based on property information with market context.
This ground-floor commercial space is located within the Mueller Town Center and is suited for office users seeking street-facing presence. The offering includes designated garage parking, supporting convenient day-to-day access for staff and visitors.
The property is positioned for visibility on Aldrich St and is within walking distance to more than 15 restaurants, as well as the Mueller Farmers Market on Sundays. The seller notes potential for SBA financing, which may be helpful for qualified buyers.
Overall, it’s a ground-level, visibility-focused space in a dense neighborhood center, with parking provided via designated garage spaces.
The property is positioned for visibility on Aldrich St and is within walking distance to more than 15 restaurants, as well as the Mueller Farmers Market on Sundays. The seller notes potential for SBA financing, which may be helpful for qualified buyers.
Overall, it’s a ground-level, visibility-focused space in a dense neighborhood center, with parking provided via designated garage spaces.
Key Highlights
- Ground‑floor commercial space in the Mueller Town Center
- Premier visibility on Aldrich St
- Walking distance to over 15 restaurants and the Mueller Farmers Market (Sundays)
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
$69,831
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
4.67%
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%
$1,396,620
$1.4M
Cap Rate 7%
$997,586
$997.6K
Cap Rate 9%
$775,900
$775.9K
Market Conditions
NOI Build-Up for 3,428 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
$123.0K $35.88/SF
− Vacancy
−$29.9K −$8.72/SF
EGI
$93.1K $27.16/SF
− OpEx
−$23.3K −$6.79/SF
NOI
$69.8K $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%
$1,396,620
Cap Rate 7%
$997,586
Cap Rate 9%
$775,900
Alternative Uses
Best Use
Office B
$997.6K
$872.9K – $1.16M
NOI $69,831 @ 7.0% cap · market cap 4.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.34M
$1.18M – $1.57M
NOI $94,032 @ 7.0% cap · market cap 6.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
414
Businesses Nearby
Explore this area
Business Placement
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
Market
Vacancy Rate% for Office in Austin, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Ground-floor commercial space with designated garage parking and strong visibility on Aldrich Street.
Where is this office units located?
The property is located at 1808 Aldrich St Austin, TX.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Ground‑floor commercial space in the Mueller Town Center; Premier visibility on Aldrich St; Walking distance to over 15 restaurants and the Mueller Farmers Market (Sundays)
