Office Condominium with Private
New
For Sale
$410,000
2261 Gattis School Rd Round, Round Rock, TX 78664
Configured for owner occupancy with reception, break area, and ADA restroom.
Property Size1,022 SF
Price / SF$401.17
Days on Market2
Property Features for 2261 Gattis School Rd Round
General Information
Standard status
Active
Size
1,022 SF
Property subtype
Retail
Building Details
Building Size
1,022 SF
Year Built
2021
Listing Agency:
Don Quick & Associates
Listed By:
Shelly Morgan · License #TX #509529
(512) 814-1825
Source:
Donquick
Added: Sep 19
Last Checked: Sep 19 at 3:09PM
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 Don Quick & Associates
Investment Insights
Based on property information with market context.
Suite 220 is a finished office condominium completed in 2021, offering 1,022 square feet in a practical owner-user layout. The interior includes a reception area, four enclosed offices, a private break area, and an ADA-compliant restroom. The suite occupies a full-depth bay with demising walls extending across the space, creating a self-contained configuration rather than a unit accessed through a shared interior corridor.
Entry is provided from the covered walkway, and parking is positioned a short distance from the suite entrance. The combination of private work areas, dedicated support space, and direct access provides a functional setup for an owner-user seeking a defined office environment. Suite 220 is located at 2261 Gattis School Rd in Round Rock, Texas, within the 78664 ZIP code.
Entry is provided from the covered walkway, and parking is positioned a short distance from the suite entrance. The combination of private work areas, dedicated support space, and direct access provides a functional setup for an owner-user seeking a defined office environment. Suite 220 is located at 2261 Gattis School Rd in Round Rock, Texas, within the 78664 ZIP code.
Key Highlights
- 1,022‑square‑foot office condominium in Suite 220
- Built in 2021
- Four separate private offices plus a reception area
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
$16,257
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
3.97%
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%
$325,140
$325.1K
Cap Rate 7%
$232,243
$232.2K
Cap Rate 9%
$180,633
$180.6K
Market Conditions
NOI Build-Up for 1,022 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
$30.7K $30.00/SF
− Vacancy
−$9.0K −$8.79/SF
EGI
$21.7K $21.21/SF
− OpEx
−$5.4K −$5.30/SF
NOI
$16.3K $15.91/SF
Area
Round Rock, TX
Vacancy
29.30%
Lease Rate
$30.00 /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%
$325,140
Cap Rate 7%
$232,243
Cap Rate 9%
$180,633
Alternative Uses
Best Use
Office B
$232.2K
$203.2K – $271.0K
NOI $16,257 @ 7.0% cap · market cap 3.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$323.8K
$283.3K – $377.7K
NOI $22,664 @ 7.0% cap · market cap 5.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
750
Businesses Nearby
Explore this area
Business Placement
Demographics for 78664, TX
60,287
Population
24,259
Households
2.5
Avg Household Size
34
Median Age
35%
College-Educated
90%
High-School Grad
16.6 sq mi
ZIP Area
3,632
Density / Sq Mi
$85,919
Median Household Income
$45,700
Median Earnings
$1,645
Median Rent
$317,400
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 units - Configured for owner occupancy with reception, break area, and ADA restroom.
Where is this office units located?
The property is located at 2261 Gattis School Rd Round Round Rock, TX.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: 1,022‑square‑foot office condominium in Suite 220; Built in 2021; Four separate private offices plus a reception area
