Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    2261 Gattis School Rd 225 Round Rock, TX 78664

    View on Map
    Claim this Listing
    New
    Loading data...
    Loading data...
    Loading data...
    For Lease
    $3,000 /Mo

    Modern office condo ready for retail, office, or medical professionals.

    Type:Commercial
    Property size:
    25,000 SF
    Added:
    Apr 24, 2026
    Days on Market:
    4
    Last Refresh:
    Apr 24 at 4:02 pm

    Property Features for 2261 Gattis School Rd 225

    General Information

    Standard status
    Active
    Size
    25,000 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    2022

    We can help!

    Listing Contact
    Betty Epperson
    Betty Epperson

    Listing agent Betty Epperson License #0474240

    Listing office Epperson Realty Group

    Listing date Apr 24, 2026

    Source Elliman

    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 Epperson Realty Group

    Overview

    New Office Condo in Round Rock

    The Center at Gattis is a new office condo development featuring a modern, high-end design. The units offer high ceilings, an open concept with glass walls and doors, luxury vinyl flooring, granite counters, full-size refrigerator space, and LED energy-efficient lighting. Parking is available at a ratio of 1:30. Located in the high-traffic and high-growth corridor of Round Rock, these condos are suitable for retail, office professionals, and medical professionals. Each office is in general office finish out and ready to occupy, with 4 large offices, an ADA restroom, a break area, and a reception area. The overall building provides over 25,000 square feet of professional and medical office space. Situated at the southeast corner of Gattis School Road and Joyce Lane, the property offers easy access, being less than 2 miles from IH130, SH-45, Mopac, and IH35. It is also located minutes from Dell Technologies, La Frontera, Kalahari Resort & Conference Center, Dell Diamond, and the upcoming District, providing convenience to area amenities, restaurants, and major businesses. The bike score is 41, indicating it is somewhat bikeable, and the walk score is 26, indicating car dependence.
    Location Intelligence

    Current Use by Public Records

    Miller Storm Roofing ... Roofing Company Compressionsllctx Medical Certificate Service Best Buy Insurance Insurance Agency Brain Treatment Center ... Crisis Center Euphoria Skin and Body Weight Loss Service

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Round Rock
    County
    Williamson
    State
    Texas
    Longitude
    -97.648652
    Latitude
    30.496936

    Nearby Similar for Lease

    • $650/Mo

      Renovated Office Space For Lease

      Small office space with shared amenities in a prime location.
      1620 Red Bud Ln 101, Round Rock, TX 78664
      View Details
    • $1,950/Mo

      Professional Office Condo For Rent

      Professional office condo featuring multiple offices, reception, and break area.
      600 Round Rock West Dr 402, Round Rock, TX 78681
      View Details
    • $2,300/Mo

      Finished Office Unit For Rent

      Finished office unit with four offices, restroom, reception, and coffee.
      1000 Gattis School Rd 830, Round Rock, TX 78664
      View Details
    • $1,100/Mo

      Retail/Office Space with I-35 Visibility

      Retail or office space with high visibility and convenient parking.
      406 Chisholm Valley Dr 406, Round Rock, TX 78681
      View Details
    • $29 SF/Yr

      Retail Space in High-Traffic Area

      Retail space in a high-traffic area, ideal for restaurants.
      1300 W. Pflugerville Pkwy | Round Rock, TX 78664
      View Details
    • $13 SF/Yr

      Round Rock Office Space Available

      Office space for rent, convenient location near IH-35.
      1001 South Mays St, Round Rock, TX 78664
      View Details
    • $1,300/Mo

      Remodeled Office Space on IH-35

      Recently remodeled office space with high visibility on IH-35.
      400 Chisholm Valley Dr 410, Round Rock, TX 78681
      View Details
    • $4,450/Mo

      Round Rock Specialty Property

      Specialty property available for rent in Round Rock, Texas.
      16 Brenda LN, Round Rock, TX 78665
      View Details
    • Contact for pricing

      Retail Space Near Teravista Golf

      Retail space near residential developments and educational institutions.
      5290 A W Grimes Blvd, Round Rock, TX 78665
      View Details
    • $1,000/Mo

      Round Rock Office Space Available

      96 square feet office space for rent in Round Rock.
      1850 Round Rock Ave, Round Rock, TX
      View Details
    • Contact for pricing

      Medical Office Space Available

      Multi-tenant medical office building in Round Rock submarket.
      511 Oakwood Blvd Round, Rock, TX 78681
      View Details
    • Sponsored
      Contact for pricing

      Old Town Square

      1 Chisholm Trl Rd, Unit 450, Round Rock, TX 78681
      View Details

    FAQs

    What type of property is this?
    Office units - Modern office condo ready for retail, office, or medical professionals.
    Where is this office units located?
    The property is located at 2261 Gattis School Rd 225 Round Rock, TX.
    What is the lease rate?
    The lease rate is $3,000 /Mo.
    What are key features of this property?
    This property features: Brand‑new office condo in a high‑growth Round Rock corridor, suitable for retail, office, or medical professionals; Ready to occupy with a general office finish out, including 4 large offices, ADA restroom, break area, and reception area; Modern, high‑end design with high ceilings, open concept, glass walls and doors, luxury vinyl flooring, granite counters, and LED lighting
    (512) 630-7290
    We can help!
    Listing Contact
    Betty Epperson
    Betty Epperson
    Real Estate License ID: 0474240
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!