Office Building with Adjoining
For Sale
$440,000
3802 Watercrest Road, Killeen, TX 76549
CommercialSale, Killeen, TX
Property Size2,360 SF
Lot Size1.51 Acres
Price / SF$186.44
Days on Market370
Property Features for 3802 Watercrest Road
General Information
Property type
Commercial Sale
Property subtype
Other
Accessibility
Accessible Approach with Ramp
Subdivision
Halliburton Add Ph Two
Lot features
One To Three Acres, City Lot
Elementary school district
Killeen ISD
Middle school district
Killeen ISD
High school district
Killeen ISD
Directions
Hwy 14 to + Willow Springs Exit turn right on Watercrest Rd, follow up and property site on the left.
Standard status
Active
APN
440808
Size
2,360 SF
Lot size
1.51 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
HALLIBURTON ADDITION PHASE TWO, BLOCK 001, LOT 001B
Tax Annual Amount
2090
Legal Description
HALLIBURTON ADDITION PHASE TWO, BLOCK 001, LOT 001B
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Flooring type
Tile, Carpet, Laminate
Building materials
Brick, Masonry, Stucco
Roof type
Metal
Listing Agency:
Lone Star Realty & Property Ma
(254) 699-7003
Listed By:
Karen Doerbaum · License #0386068
(254) 290-0718
Added: Aug 19, 2025
Changed: Aug 20
Last Checked: Aug 23 at 8:06AM
MLS# 590092
Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,360-square-foot office building, constructed in 1960, includes six rooms arranged around a reception area, along with a full kitchen and three bathrooms. Brick, masonry, and stucco construction is complemented by a metal roof. Interior finishes include tile, carpet, and laminate flooring, while central electric heating and cooling serve the building. Public water and public sewer are in place, and the entrance includes an accessible approach with ramp.
The property encompasses 1.51 acres at 3802 Watercrest Road in Killeen, Texas, including an adjoining 0.94-acre lot. The site is described as being near Fort Hood and a major hospital, with established tenants in the office building. The land component adds a separate area for future expansion or construction while the existing office improvements remain in use.
The property encompasses 1.51 acres at 3802 Watercrest Road in Killeen, Texas, including an adjoining 0.94-acre lot. The site is described as being near Fort Hood and a major hospital, with established tenants in the office building. The land component adds a separate area for future expansion or construction while the existing office improvements remain in use.
Key Highlights
- 2,360 SF office building on a 1.51‑acre property
- Six rooms, reception area, full kitchen, and 3 bathrooms
- Adjoining 0.94‑acre lot included with the office property
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
$31,197
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
7.09%
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%
$623,940
$623.9K
Cap Rate 7%
$445,671
$445.7K
Cap Rate 9%
$346,633
$346.6K
Market Conditions
NOI Build-Up for 2,360 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
$51.0K $21.60/SF
− Vacancy
−$9.4K −$3.97/SF
EGI
$41.6K $17.63/SF
− OpEx
−$10.4K −$4.41/SF
NOI
$31.2K $13.22/SF
Area
Killeen, TX
Vacancy
18.40%
Lease Rate
$21.60 /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%
$623,940
Cap Rate 7%
$445,671
Cap Rate 9%
$346,633
Alternative Uses
Best Use
Office B
$445.7K
$390.0K – $520.0K
NOI $31,197 @ 7.0% cap · market cap 7.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$566.9K
$496.0K – $661.3K
NOI $39,680 @ 7.0% cap · market cap 9.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
93
Businesses Nearby
Explore this area
Business Placement
Demographics for 76549, TX
56,199
Population
21,794
Households
2.6
Avg Household Size
29
Median Age
23%
College-Educated
95%
High-School Grad
94.1 sq mi
ZIP Area
597
Density / Sq Mi
$62,536
Median Household Income
$36,340
Median Earnings
$1,363
Median Rent
$202,100
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 - Brick-and-masonry office property includes a reception area, full kitchen, three bathrooms, and accessible ramp entry.
Where is this office building located?
The property is located at 3802 Watercrest Road Killeen, TX.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: 2,360 SF office building on a 1.51‑acre property; Six rooms, reception area, full kitchen, and 3 bathrooms; Adjoining 0.94‑acre lot included with the office property
