Commercial Land with Office
For Sale
$459,999
510 S Robinson Dr, Robinson, TX 76706
C-2-zoned commercial tract with an existing office building and frontage along Hwy 77 in Robinson.
Property Size1,920 SF
Price / SF$239.58
Days on Market41
Property Features for 510 S Robinson Dr
General Information
Standard status
Active
Size
1,920 SF
Building Details
Year Built
1987
Listing Agency:
Texas Luxury and Land
(254) 315-3923
Listed By:
Lana Honey · License #0755891
Source:
Minteerteam
Added: Jul 21
Changed: Aug 28
Last Checked: Aug 29 at 12:33PM
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 Texas Luxury and Land
Investment Insights
Based on property information with market context.
This 1.11-acre commercial tract includes an existing 1,920-square-foot office building constructed in 1987. The property is zoned C-2 under City of Robinson zoning regulations, supporting commercial or mixed-use development as permitted by the applicable regulations.
Located at 510 S Robinson Dr in Robinson, Texas, the site fronts Hwy 77 and offers direct access to the highway. The existing office improvement provides an established component within the larger commercial land offering, while the zoning and highway frontage define the property’s primary physical and land-use characteristics.
Located at 510 S Robinson Dr in Robinson, Texas, the site fronts Hwy 77 and offers direct access to the highway. The existing office improvement provides an established component within the larger commercial land offering, while the zoning and highway frontage define the property’s primary physical and land-use characteristics.
Key Highlights
- 1.11‑acre commercial tract
- Existing 1,920‑square‑foot office building
- Office building constructed in 1987
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
$25,718
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
5.59%
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%
$514,360
$514.4K
Cap Rate 7%
$367,400
$367.4K
Cap Rate 9%
$285,756
$285.8K
Market Conditions
NOI Build-Up for 1,920 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
$47.2K $24.60/SF
− Vacancy
−$12.9K −$6.74/SF
EGI
$34.3K $17.86/SF
− OpEx
−$8.6K −$4.46/SF
NOI
$25.7K $13.39/SF
Area
McLennan County, TX
Vacancy
27.40%
Lease Rate
$24.60 /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%
$514,360
Cap Rate 7%
$367,400
Cap Rate 9%
$285,756
Alternative Uses
Best Use
Office B
$367.4K
$321.5K – $428.6K
NOI $25,718 @ 7.0% cap · market cap 5.59%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$23.92M
$20.93M – $27.90M
NOI $1,674,296 @ 7.0% cap · market cap 363.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
166
Businesses Nearby
Explore this area
Business Placement
Demographics for 76706, TX
39,303
Population
16,600
Households
2.4
Avg Household Size
27
Median Age
23%
College-Educated
85%
High-School Grad
72.3 sq mi
ZIP Area
544
Density / Sq Mi
$42,277
Median Household Income
$23,954
Median Earnings
$1,063
Median Rent
$180,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - C-2-zoned commercial tract with an existing office building and frontage along Hwy 77 in Robinson.
Where is this commercial land located?
The property is located at 510 S Robinson Dr Robinson, TX.
What is the asking price?
The asking price for this property is $459,999.
What are key features of this property?
This property features: 1.11‑acre commercial tract; Existing 1,920‑square‑foot office building; Office building constructed in 1987
