Office Building with
For Sale
$2,772,880
4313 N County Rd W, Odessa, TX 79764
Spacious office layout with reception, private offices, conference rooms, and an on-site 3-bedroom apartment.
Property Size12,604 SF
Price / SF$220
Days on Market52
Property Features for 4313 N County Rd W
General Information
Standard status
Active
Size
12,604 SF
Total Parking Spaces
15
Amenities
Reception area
private offices
conference rooms
3-bedroom apartment with full kitchen
covered parking
RV hookup
gated parking lot
generator
large backroom for parties or events
Building Details
Year Built
2017
Listing Agency:
The Real Estate Ranch LLC
Listed By:
Thomas Johnston ABR /CNHS
(432) 688-8200
Source:
Billlanier
Added: Jul 20
Changed: Aug 16
Last Checked: Sep 8 at 11:15AM
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 The Real Estate Ranch LLC
Investment Insights
Based on property information with market context.
This office building offers a modern, spacious layout with a reception area, private offices, and conference rooms designed for both client-facing and internal work. In addition to the office space, the property includes an on-site 3-bedroom apartment with a full kitchen.
The site is served by a privately gated concrete parking lot with 15 covered parking spaces, including one covered RV hookup. Backup power is provided by a generator, and there is a large backroom suited for parties or events.
The site is served by a privately gated concrete parking lot with 15 covered parking spaces, including one covered RV hookup. Backup power is provided by a generator, and there is a large backroom suited for parties or events.
Key Highlights
- 12,604 SF office building built in 2017
- Office layout includes reception area, private offices, and conference rooms
- On‑site 3‑bedroom apartment with a full kitchen
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
$167,743
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
6.05%
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%
$3,354,860
$3.4M
Cap Rate 7%
$2,396,329
$2.4M
Cap Rate 9%
$1,863,811
$1.9M
Market Conditions
NOI Build-Up for 12,604 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
$264.7K $21.00/SF
− Vacancy
−$41.0K −$3.26/SF
EGI
$223.7K $17.75/SF
− OpEx
−$55.9K −$4.44/SF
NOI
$167.7K $13.31/SF
Area
Odessa, TX
Vacancy
15.50%
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%
$3,354,860
Cap Rate 7%
$2,396,329
Cap Rate 9%
$1,863,811
Alternative Uses
Best Use
Office B
$2.40M
$2.10M – $2.80M
NOI $167,743 @ 7.0% cap · market cap 6.05%
Second Best
Mixed Use
$2.27M
$1.99M – $2.65M
NOI $159,141 @ 7.0% cap · market cap 5.74%
Theoretical Best
Flex RnD
$18.32M
$16.03M – $21.38M
NOI $1,282,637 @ 7.0% cap · market cap 46.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
213
Businesses Nearby
Explore this area
Business Placement
Demographics for 79764, TX
26,271
Population
10,326
Households
2.5
Avg Household Size
33
Median Age
20%
College-Educated
74%
High-School Grad
54.5 sq mi
ZIP Area
482
Density / Sq Mi
$68,367
Median Household Income
$52,054
Median Earnings
$944
Median Rent
$150,400
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 - Spacious office layout with reception, private offices, conference rooms, and an on-site 3-bedroom apartment.
Where is this office building located?
The property is located at 4313 N County Rd W Odessa, TX.
What is the asking price?
The asking price for this property is $2,772,880.
What are key features of this property?
This property features: 12,604 SF office building built in 2017; Office layout includes reception area, private offices, and conference rooms; On‑site 3‑bedroom apartment with a full kitchen
