Remodeled Office
For Sale
$1,950,000
2501 Ashford Dr, College Station, TX 77840
Flexible layout combines private rooms with open work areas and multiple windows.
Property Size6,500 SF
Price / SF$300
Days on Market24
Property Features for 2501 Ashford Dr
General Information
Standard status
Active
Size
6,500 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1999
Listing Agency:
Clark Isenhour RealEstate Svcs
(979) 268-6840
Listed By:
Joshua Isenhour
Source:
Doorstephomegroup
Added: Aug 7
Changed: Aug 30
Last Checked: Aug 30 at 4:36AM
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 Clark Isenhour RealEstate Svcs
Investment Insights
Based on property information with market context.
This 6,500-square-foot office building, constructed in 1999, has been remodeled and offers a balanced workplace layout. The interior includes a combination of private offices and open areas, with windows distributed throughout the space to support a varied work environment.
The property is positioned off Southwest Parkway in College Station, with access to Highway 6 and Texas Avenue. A seller leaseback is available, with terms to be determined between the parties. The building’s size and mix of enclosed and open workspace provide a practical configuration for office operations requiring both individual rooms and shared areas.
The property is positioned off Southwest Parkway in College Station, with access to Highway 6 and Texas Avenue. A seller leaseback is available, with terms to be determined between the parties. The building’s size and mix of enclosed and open workspace provide a practical configuration for office operations requiring both individual rooms and shared areas.
Key Highlights
- 6,500 SF office building
- Remodeled office property constructed in 1999
- Mix of private offices and open work areas
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
$85,483
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
4.38%
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%
$1,709,660
$1.7M
Cap Rate 7%
$1,221,186
$1.2M
Cap Rate 9%
$949,811
$949.8K
Market Conditions
NOI Build-Up for 6,500 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
$136.5K $21.00/SF
− Vacancy
−$22.5K −$3.47/SF
EGI
$114.0K $17.54/SF
− OpEx
−$28.5K −$4.38/SF
NOI
$85.5K $13.15/SF
Area
College Station, TX
Vacancy
16.50%
Lease Rate
$21.00 /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%
$1,709,660
Cap Rate 7%
$1,221,186
Cap Rate 9%
$949,811
Alternative Uses
Best Use
Office B
$1.22M
$1.07M – $1.42M
NOI $85,483 @ 7.0% cap · market cap 4.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.60M
$1.40M – $1.87M
NOI $112,039 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
612
Businesses Nearby
Explore this area
Business Placement
Demographics for 77840, TX
55,180
Population
25,423
Households
2.2
Avg Household Size
25
Median Age
46%
College-Educated
91%
High-School Grad
10.0 sq mi
ZIP Area
5,518
Density / Sq Mi
$31,278
Median Household Income
$14,521
Median Earnings
$1,085
Median Rent
$241,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Flexible layout combines private rooms with open work areas and multiple windows.
Where is this office building located?
The property is located at 2501 Ashford Dr College Station, TX.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 6,500 SF office building; Remodeled office property constructed in 1999; Mix of private offices and open work areas
