Corner Office
New
For Sale
$631,700
503 E Palm Valley Blvd 220, Round Rock, TX 78664
Flexible professional suite with private offices, open workspace, elevator access, and surface parking.
Property Size1,944 SF
Price / SF$324.95
Days on Market2
Property Features for 503 E Palm Valley Blvd 220
General Information
Standard status
Active
Size
1,944 SF
Elevators
Yes
Additional Details
Office Units
1
Amenities
multi-tenant monument sign
Building Details
Year Built
2024
Tenancy
Single
Abandoned
No
Listing Agency:
Compass RE Texas, LLC
Listed By:
Kathy Denny
(512) 718-4420
Source:
Brandyerocca
Added: Sep 12
Last Checked: Sep 13 at 1:16PM
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 Compass RE Texas, LLC
Investment Insights
Based on property information with market context.
This 1,944-square-foot office condominium, completed in 2024, occupies a corner position within Palm Valley Professional & Medical complex. The suite combines private offices, open workspace, and support areas, with abundant natural light and a layout suited to professional or medical operations. Elevator service and surface parking support convenient access for occupants and visitors.
The property is located at 503 E Palm Valley Blvd 220 in Round Rock, along the Palm Valley corridor, which records approximately 50,000 vehicles per day. A shared monument sign provides directory exposure along Palm Valley, while surrounding occupants include medical, dental, financial, and other professional services. The trade area includes approximately 35,000 households within a 3-mile radius and is near Dell Technologies, Baylor Scott & White Medical Center – Round Rock, and Ascension Seton Williamson.
The property is located at 503 E Palm Valley Blvd 220 in Round Rock, along the Palm Valley corridor, which records approximately 50,000 vehicles per day. A shared monument sign provides directory exposure along Palm Valley, while surrounding occupants include medical, dental, financial, and other professional services. The trade area includes approximately 35,000 households within a 3-mile radius and is near Dell Technologies, Baylor Scott & White Medical Center – Round Rock, and Ascension Seton Williamson.
Key Highlights
- 1,944 SF office condominium completed in 2024
- Corner suite within Palm Valley Professional & Medical complex
- Layout includes private offices, open workspace, and support areas
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
$30,924
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
4.90%
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%
$618,480
$618.5K
Cap Rate 7%
$441,771
$441.8K
Cap Rate 9%
$343,600
$343.6K
Market Conditions
NOI Build-Up for 1,944 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
$58.3K $30.00/SF
− Vacancy
−$17.1K −$8.79/SF
EGI
$41.2K $21.21/SF
− OpEx
−$10.3K −$5.30/SF
NOI
$30.9K $15.91/SF
Area
Round Rock, TX
Vacancy
29.30%
Lease Rate
$30.00 /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%
$618,480
Cap Rate 7%
$441,771
Cap Rate 9%
$343,600
Alternative Uses
Best Use
Office B
$441.8K
$386.6K – $515.4K
NOI $30,924 @ 7.0% cap · market cap 4.90%
Second Best
Healthcare Medical
$395.9K
$346.4K – $461.9K
NOI $27,714 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$615.9K
$538.9K – $718.5K
NOI $43,110 @ 7.0% cap · market cap 6.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,261
Businesses Nearby
Explore this area
Business Placement
Demographics for 78664, TX
60,287
Population
24,259
Households
2.5
Avg Household Size
34
Median Age
35%
College-Educated
90%
High-School Grad
16.6 sq mi
ZIP Area
3,632
Density / Sq Mi
$85,919
Median Household Income
$45,700
Median Earnings
$1,645
Median Rent
$317,400
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - Flexible professional suite with private offices, open workspace, elevator access, and surface parking.
Where is this office units located?
The property is located at 503 E Palm Valley Blvd 220 Round Rock, TX.
What is the asking price?
The asking price for this property is $631,700.
What are key features of this property?
This property features: 1,944 SF office condominium completed in 2024; Corner suite within Palm Valley Professional & Medical complex; Layout includes private offices, open workspace, and support areas
