Two-Story Office
New
For Sale
$495,000
2702 Shepherd Street, Abilene, TX 79605
Established office property with two levels, on-site parking, and access to major arterial roads.
Property Size3,522 SF
Price / SF$140.55
Days on Market6
Property Features for 2702 Shepherd Street
General Information
Standard status
Active
Size
3,522 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$8,174
Amenities
3
Building Details
Year Built
1975
Listing Agency:
Johnson & Assoc.
(325) 698-5661
Listed By:
Dubya Harwell · License #0801773
(325) 268-6098
Source:
Xome
Added: Aug 30
Changed: Sep 1
Last Checked: Sep 4 at 3:06AM
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 Johnson & Assoc.
Investment Insights
Based on property information with market context.
This 3,522-square-foot office building contains two levels of workspace within a 1975-built structure. The interior includes standard office finishes and a layout that can accommodate executive offices, conference rooms, multiple departments, and general administrative functions. On-site parking supports daily operations for occupants and visitors.
The property is situated in an established commercial area with access to major arterial roads and surrounding commercial activity. Nearby businesses and residential neighborhoods add context to the setting. The configuration may accommodate professional services, medical practices, administrative operations, or an owner-user office arrangement, subject to applicable requirements.
The property is situated in an established commercial area with access to major arterial roads and surrounding commercial activity. Nearby businesses and residential neighborhoods add context to the setting. The configuration may accommodate professional services, medical practices, administrative operations, or an owner-user office arrangement, subject to applicable requirements.
Key Highlights
- 3,522 SF office building
- Two‑story configuration with workspace on both floors
- Built in 1975
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
$39,068
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
7.89%
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%
$781,360
$781.4K
Cap Rate 7%
$558,114
$558.1K
Cap Rate 9%
$434,089
$434.1K
Market Conditions
NOI Build-Up for 3,522 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
$61.3K $17.40/SF
− Vacancy
−$9.2K −$2.61/SF
EGI
$52.1K $14.79/SF
− OpEx
−$13.0K −$3.70/SF
NOI
$39.1K $11.09/SF
Area
Abilene, TX
Vacancy
15.00%
Lease Rate
$17.40 /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%
$781,360
Cap Rate 7%
$558,114
Cap Rate 9%
$434,089
Alternative Uses
Best Use
Office B
$558.1K
$488.4K – $651.1K
NOI $39,068 @ 7.0% cap · market cap 7.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$786.4K
$688.1K – $917.4K
NOI $55,045 @ 7.0% cap · market cap 11.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
435
Businesses Nearby
Explore this area
Business Placement
Demographics for 79605, TX
30,239
Population
12,795
Households
2.4
Avg Household Size
35
Median Age
25%
College-Educated
87%
High-School Grad
11.0 sq mi
ZIP Area
2,749
Density / Sq Mi
$59,565
Median Household Income
$33,537
Median Earnings
$1,077
Median Rent
$159,800
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 building - Established office property with two levels, on-site parking, and access to major arterial roads.
Where is this office building located?
The property is located at 2702 Shepherd Street Abilene, TX.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 3,522 SF office building; Two‑story configuration with workspace on both floors; Built in 1975
