Leased Professional Office
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For Sale
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4100 Duval Rd. #103, Austin, TX 78759
Suite 103 has an active Modified Gross lease with annual rent increases and a renewal period.
Property Size1,609 SF
Price / SF$496.15
Days on Market6
Property Features for 4100 Duval Rd. #103
General Information
Standard status
Active
Size
1,609 SF
Property subtype
Office
Occupancy
100%
Net Operating Income
$29,415
Building Details
Tenancy
Single
Listing Agency:
KW Commercial Greater Des Moines
Listed By:
Jared Husmann · License #B63372000
(515) 639-0145
Source:
Crexi
Added: Sep 21
Changed: Sep 24
Last Checked: Sep 26 at 7:35AM
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 KW Commercial Greater Des Moines
Investment Insights
Based on property information with market context.
Suite 103 is a 1,609-square-foot professional office unit in The Arbors at Creeks Edge. The space is fully leased under a three-year Modified Gross lease, with annual rent increases of 1.6% and a two-year renewal period.
The property is on Duval Road in Austin, between MoPac and Highway 183. The Domain, North Austin employers, and medical and professional users are identified among the nearby area’s destinations and businesses.
The property is on Duval Road in Austin, between MoPac and Highway 183. The Domain, North Austin employers, and medical and professional users are identified among the nearby area’s destinations and businesses.
Key Highlights
- 1,609 SF professional office unit
- Fully leased under a three‑year Modified Gross lease
- Annual rent increases of 1.6%
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
$32,777
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
4.11%
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%
$655,540
$655.5K
Cap Rate 7%
$468,243
$468.2K
Cap Rate 9%
$364,189
$364.2K
Market Conditions
NOI Build-Up for 1,609 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
$57.7K $35.88/SF
− Vacancy
−$14.0K −$8.72/SF
EGI
$43.7K $27.16/SF
− OpEx
−$10.9K −$6.79/SF
NOI
$32.8K $20.37/SF
Area
Austin, TX
Vacancy
24.30%
Lease Rate
$35.88 /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%
$655,540
Cap Rate 7%
$468,243
Cap Rate 9%
$364,189
Alternative Uses
Best Use
Office B
$468.2K
$409.7K – $546.3K
NOI $32,777 @ 7.0% cap · market cap 4.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$630.5K
$551.7K – $735.6K
NOI $44,136 @ 7.0% cap · market cap 5.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
529
Businesses Nearby
Explore this area
Business Placement
Demographics for 78759, TX
42,333
Population
23,843
Households
1.8
Avg Household Size
38
Median Age
69%
College-Educated
97%
High-School Grad
14.3 sq mi
ZIP Area
2,960
Density / Sq Mi
$102,799
Median Household Income
$67,807
Median Earnings
$1,680
Median Rent
$634,400
Median Home Value
Market
Vacancy Rate% for Office in Austin, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Suite 103 has an active Modified Gross lease with annual rent increases and a renewal period.
Where is this office units located?
The property is located at 4100 Duval Rd. #103 Austin, TX.
What is the asking price?
The asking price for this property is $798,300.
What are key features of this property?
This property features: 1,609 SF professional office unit; Fully leased under a three‑year Modified Gross lease; Annual rent increases of 1.6%
