New Office Condo
For Sale
$550,000
2800 Barron Rd, College Station, TX 77845
Office condos for sale in South College Station.
Property Size2,683 SF
Lot Size1.20 Acres
Price / SF$204.99
Days on Market811
Property Features for 2800 Barron Rd
General Information
Standard status
Active
Size
2,683 SF
Lot size
1.20 Acres
Listing Agency:
Clark Isenhour RealEstate Svcs
(979) 220-1317
Listed By:
Joshua Isenhour
(979) 220-1317
Source:
Exprealty
Added: May 22, 2024
Changed: Aug 8
Last Checked: Aug 8 at 6:01AM
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.
New office condo development in South College Station featuring shell buildings for sale ranging from 2,572 to 2,683 square feet. These two-story units offer a private office setting on the second floor suitable for executives. The developer offers build-out services at an additional cost, allowing for custom finishes tailored to specific business needs. Additional phases are planned for the development, with prices expected to increase in the future. A turnkey unit is anticipated to be ready in Q1 2026. Furthermore, a 1.2-acre parcel at the corner of Fitch and Barron is available for purchase for those looking to build their own building.
Key Highlights
- Opportunity to own office space in South College Station, possibly one of the last office condo developments in the area.
- Shell units allow for custom finish‑out to suit specific business needs.
- Two‑story layout provides a private executive office setting.
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
$35,285
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
6.42%
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%
$705,700
$705.7K
Cap Rate 7%
$504,071
$504.1K
Cap Rate 9%
$392,056
$392.1K
Market Conditions
NOI Build-Up for 2,683 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
$56.3K $21.00/SF
− Vacancy
−$9.3K −$3.47/SF
EGI
$47.0K $17.54/SF
− OpEx
−$11.8K −$4.38/SF
NOI
$35.3K $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%
$705,700
Cap Rate 7%
$504,071
Cap Rate 9%
$392,056
Alternative Uses
Best Use
Office B
$504.1K
$441.1K – $588.1K
NOI $35,285 @ 7.0% cap · market cap 6.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$660.7K
$578.1K – $770.8K
NOI $46,246 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
307
Businesses Nearby
Explore this area
Business Placement
Demographics for 77845, TX
70,108
Population
31,464
Households
2.2
Avg Household Size
30
Median Age
61%
College-Educated
96%
High-School Grad
142.5 sq mi
ZIP Area
492
Density / Sq Mi
$90,434
Median Household Income
$46,532
Median Earnings
$1,384
Median Rent
$349,900
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 - Office condos for sale in South College Station.
Where is this office units located?
The property is located at 2800 Barron Rd College Station, TX.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Opportunity to own office space in South College Station, possibly one of the last office condo developments in the area.; Shell units allow for custom finish‑out to suit specific business needs.; Two‑story layout provides a private executive office setting.
