Corner Office Building with Digital
New
For Sale
$785,000
503 S Water St S, Burnet, TX 78611
Air-conditioned office property with asphalt parking, enclosed storage, and three bathrooms.
Property Size2,388 SF
Lot Size0.40 Acres
Price / SF$328.73
Days on Market2
Property Features for 503 S Water St S
General Information
Standard status
Active
Size
2,388 SF
Lot size
0.40 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$9,175
Amenities
air-conditioned
lighted sign
digital sign
enclosed storage
carport
asphalt parking
metal roof
3 bathrooms
Building Details
Building Size
2,388 SF
Year Built
2005
Buildings
1
Listing Agency:
(512) 756-9230
Listed By:
Chad Calhoun
(512) 756-9230
Source:
Elliman
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 22 at 6:13AM
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 Chad Calhoun
Investment Insights
Based on property information with market context.
Built in 2005, this 2,388-square-foot office building occupies a 0.40-acre corner lot in Burnet, Texas. The property includes air-conditioned office space, three bathrooms, enclosed storage, a carport, and an asphalt parking area. On-site signage includes a lighted pole sign and a Watchfire digital display.
The property fronts Hwy. 281 South near Marble Street, a few blocks south of the Hwy. 281 and Hwy. 29 intersection. The stated traffic count is 25K-30K vehicles per day. The site is also identified as 15 minutes from Marble Falls and one hour from Austin.
The property fronts Hwy. 281 South near Marble Street, a few blocks south of the Hwy. 281 and Hwy. 29 intersection. The stated traffic count is 25K-30K vehicles per day. The site is also identified as 15 minutes from Marble Falls and one hour from Austin.
Key Highlights
- 2,388 sq. ft. office building on a 0.40‑acre corner lot
- Located on Hwy. 281 South near Marble Street in Burnet
- Traffic count of 25K‑30K vehicles per day
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
$50,188
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
6.39%
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%
$1,003,760
$1.0M
Cap Rate 7%
$716,971
$717.0K
Cap Rate 9%
$557,644
$557.6K
Market Conditions
NOI Build-Up for 2,388 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
$80.2K $33.60/SF
− Vacancy
−$13.3K −$5.58/SF
EGI
$66.9K $28.02/SF
− OpEx
−$16.7K −$7.01/SF
NOI
$50.2K $21.02/SF
Area
Burnet County, TX
Vacancy
16.60%
Lease Rate
$33.60 /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%
$1,003,760
Cap Rate 7%
$716,971
Cap Rate 9%
$557,644
Alternative Uses
Best Use
Office B
$717.0K
$627.4K – $836.5K
NOI $50,188 @ 7.0% cap · market cap 6.39%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$1.80M
$1.57M – $2.10M
NOI $125,907 @ 7.0% cap · market cap 16.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
670
Businesses Nearby
Explore this area
Business Placement
Demographics for 78611, TX
14,839
Population
7,417
Households
2
Avg Household Size
47
Median Age
28%
College-Educated
91%
High-School Grad
274.1 sq mi
ZIP Area
54
Density / Sq Mi
$78,243
Median Household Income
$40,062
Median Earnings
$1,111
Median Rent
$291,400
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 - Air-conditioned office property with asphalt parking, enclosed storage, and three bathrooms.
Where is this office building located?
The property is located at 503 S Water St S Burnet, TX.
What is the asking price?
The asking price for this property is $785,000.
What are key features of this property?
This property features: 2,388 sq. ft. office building on a 0.40‑acre corner lot; Located on Hwy. 281 South near Marble Street in Burnet; Traffic count of 25K‑30K vehicles per day
