Updated Office Building with Flex
New
For Sale
$199,900
504 E Avenue C, Valley Mills, TX 76689
Includes a private office, adaptable work area, rear room, storage, and covered parking.
Property Size1,456 SF
Price / SF$137.29
Days on Market2
Property Features for 504 E Avenue C
General Information
Standard status
Active
Size
1,456 SF
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Building Details
Year Built
1950
Buildings
2
Listing Agency:
Rockin' KH Properties, LLC
Listed By:
Kristy Hollingsworth · License #619656
(254) 717-7590
Source:
Yourdavisteam
Added: Sep 1
Last Checked: Sep 1 at 9:26PM
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 Rockin' KH Properties, LLC
Investment Insights
Based on property information with market context.
Built in 1950, this 1,456-square-foot office building combines a private front office with a larger central area suitable for desks, partitions, or flexible workspace. A separate rear room includes a sink, counter, shelving, and half bathroom. Interior improvements include rustic finishes, barnwood walls, concrete flooring, central heat and air, and a window unit. The property also has a metal roof, seamless gutters, and a tankless water heater.
Located at 504 E Avenue C in Valley Mills, the building fronts Highway 6 and includes parking along the highway. Additional covered parking is available in two rear carports accessed from the back alleyway. A storage building, natural gas service, and city utilities are also included. The property has supported a range of business uses over time, including office, retail, laundry, gallery, and antique-related operations.
Located at 504 E Avenue C in Valley Mills, the building fronts Highway 6 and includes parking along the highway. Additional covered parking is available in two rear carports accessed from the back alleyway. A storage building, natural gas service, and city utilities are also included. The property has supported a range of business uses over time, including office, retail, laundry, gallery, and antique-related operations.
Key Highlights
- 1,456‑square‑foot office building constructed in 1950
- Private front office plus a larger central workspace
- Rear private room with sink, counter, shelving, and half bathroom
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
$16,967
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
8.49%
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%
$339,340
$339.3K
Cap Rate 7%
$242,386
$242.4K
Cap Rate 9%
$188,522
$188.5K
Market Conditions
NOI Build-Up for 1,456 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
$27.1K $18.60/SF
− Vacancy
−$2.8K −$1.95/SF
EGI
$24.2K $16.65/SF
− OpEx
−$7.3K −$4.99/SF
NOI
$17.0K $11.65/SF
Area
Bosque County, TX
Vacancy
10.50%
Lease Rate
$18.60 /SF/Yr
Expense Ratio
30.00%
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%
$339,340
Cap Rate 7%
$242,386
Cap Rate 9%
$188,522
Alternative Uses
Best Use
Office B
$289.2K
$253.0K – $337.4K
NOI $20,242 @ 7.0% cap · market cap 10.13%
Second Best
Retail
$242.4K
$212.1K – $282.8K
NOI $16,967 @ 7.0% cap · market cap 8.49%
Theoretical Best
Office A
$384.1K
$336.1K – $448.2K
NOI $26,889 @ 7.0% cap · market cap 13.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
106
Businesses Nearby
Explore this area
Business Placement
Demographics for 76689, TX
3,991
Population
1,782
Households
2.2
Avg Household Size
42
Median Age
20%
College-Educated
91%
High-School Grad
223.9 sq mi
ZIP Area
18
Density / Sq Mi
$76,250
Median Household Income
$46,881
Median Earnings
$1,135
Median Rent
$228,800
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 - Includes a private office, adaptable work area, rear room, storage, and covered parking.
Where is this office building located?
The property is located at 504 E Avenue C Valley Mills, TX.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: 1,456‑square‑foot office building constructed in 1950; Private front office plus a larger central workspace; Rear private room with sink, counter, shelving, and half bathroom
