Second-Floor Office
For Sale
$275,000
4131 Spicewood Springs Rd Unit # D3, Austin, TX 78759
Office suite with private work areas, a conference room, kitchen, restroom, and balcony access.
Property Size715 SF
Price / SF$384.62
Days on Market42
Property Features for 4131 Spicewood Springs Rd Unit # D3
General Information
Standard status
Active
Size
715 SF
Elevators
No
Additional Details
Floor
Second floor
Amenities
balcony
conference room
kitchen
restroom
Building Details
Year Built
1985
Listing Agency:
Realty Texas LLC
Listed By:
Cheryl Smith
(800) 660-1022
Source:
Mlsluxurygroup
Added: Jul 27
Changed: Sep 4
Last Checked: Sep 5 at 11:54AM
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 Realty Texas LLC
Investment Insights
Based on property information with market context.
This 715-square-foot office unit occupies the second floor of a building constructed in 1985. The suite includes two offices with windows, a conference room, kitchen, restroom, and a balcony serving one of the offices. Access is by stairs, as the building does not have an elevator.
Located at 4131 Spicewood Springs Rd Unit # D3 in Austin, Texas, the property is presented for sale as an office unit. Showing access is arranged through the seller’s agent.
Located at 4131 Spicewood Springs Rd Unit # D3 in Austin, Texas, the property is presented for sale as an office unit. Showing access is arranged through the seller’s agent.
Key Highlights
- 715‑square‑foot second‑floor office unit
- Two offices with windows; one includes a balcony
- Large conference room
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
$14,565
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
5.30%
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%
$291,300
$291.3K
Cap Rate 7%
$208,071
$208.1K
Cap Rate 9%
$161,833
$161.8K
Market Conditions
NOI Build-Up for 715 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
$25.7K $35.88/SF
− Vacancy
−$6.2K −$8.72/SF
EGI
$19.4K $27.16/SF
− OpEx
−$4.9K −$6.79/SF
NOI
$14.6K $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%
$291,300
Cap Rate 7%
$208,071
Cap Rate 9%
$161,833
Alternative Uses
Best Use
Office B
$208.1K
$182.1K – $242.8K
NOI $14,565 @ 7.0% cap · market cap 5.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$280.2K
$245.2K – $326.9K
NOI $19,613 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,591
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 - Office suite with private work areas, a conference room, kitchen, restroom, and balcony access.
Where is this office units located?
The property is located at 4131 Spicewood Springs Rd Unit # D3 Austin, TX.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 715‑square‑foot second‑floor office unit; Two offices with windows; one includes a balcony; Large conference room
