Georgetown Office Condo Investment
For Sale
$449,900
4869 Williams Dr #105, Georgetown, TX 78633
4869 Williams Dr #105, Georgetown, TX 78633
Property Size1,261 SF
Lot Size0.03 Acres
Price / SF$356.78
Days on Market228
Property Features for 4869 Williams Dr #105
General Information
Standard status
Active
Property type
Office Units, Office Spaces
Size
1,261 SF
Lot size
0.03 Acres
Building Details
Year Built
2020
Buildings
1
Stories
1
Units
1
Listing Agency:
Keller Williams Realty Austin
(512) 963-3926
Listed By:
Jeffrey · License #617990
(512) 963-3926
Added: Jan 6
Changed: Mar 16
Investment Insights
Based on property information with market context.
Located in Georgetown, Texas, this office condo offers an investment opportunity within the Sedro Crossing Business Park. The property features high-quality finishes, including 9-foot ceilings, storefront windows, vinyl plank flooring, and LED recessed lighting. The suite is ADA-compliant and includes independent HVAC and separate electric meters, along with access to high-speed fiber internet. The layout comprises a reception area with a built-in desk and stone accent wall, a conference room, three private offices, an open work area suitable for collaborative use or storage, a breakroom, and a restroom. Two private entrances, at the front and rear, provide operational flexibility, and signage above the entry enhances visibility. Each office includes windows, with the rear office offering a view. The property has a lot size of 0.03 acres and a property size of 1261 square feet. Open, unassigned parking is available for tenants and clients. A new 3-year lease is in place with a tenant, delivering a 7% cap rate. The open space is suitable for storage, additional meeting space, or work staging.
Key Highlights
- Flexible open space ideal for storage, additional meeting space, or work staging.
- Each unit has individual HVAC system and separate electric meter.
- Open unassigned parking available for tenants and clients.
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
$30,069
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
6.68%
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%
$601,380
$601.4K
Cap Rate 7%
$429,557
$429.6K
Cap Rate 9%
$334,100
$334.1K
Market Conditions
NOI Build-Up for 1,261 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
$53.0K $42.00/SF
− Vacancy
−$12.9K −$10.21/SF
EGI
$40.1K $31.79/SF
− OpEx
−$10.0K −$7.95/SF
NOI
$30.1K $23.85/SF
Area
Williamson County, TX
Vacancy
24.30%
Lease Rate
$42.00 /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%
$601,380
Cap Rate 7%
$429,557
Cap Rate 9%
$334,100
Alternative Uses
Best Use
Office B
$429.6K
$375.9K – $501.2K
NOI $30,069 @ 7.0% cap · market cap 6.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$527.1K
$461.2K – $615.0K
NOI $36,899 @ 7.0% cap · market cap 8.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
208
Businesses Nearby
Explore this area
Business Placement
Demographics for 78633, TX
27,736
Population
14,711
Households
1.9
Avg Household Size
66
Median Age
56%
College-Educated
98%
High-School Grad
78.5 sq mi
ZIP Area
353
Density / Sq Mi
$99,967
Median Household Income
$61,496
Median Earnings
$1,836
Median Rent
$443,500
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 - 4869 Williams Dr #105, Georgetown, TX 78633
Where is this office units located?
The property is located at 4869 Williams Dr #105 Georgetown, TX.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Flexible open space ideal for storage, additional meeting space, or work staging.; Each unit has individual HVAC system and separate electric meter.; Open unassigned parking available for tenants and clients.
