Shell Office
For Sale
$315,000
511-15141 Ronald W Reagan Blvd, Leander, TX 78641
Office suite sold in shell condition at a signalized hard corner on Ronald Reagan Blvd.
Property Size1,052 SF
Price / SF$299.43
Days on Market1001
Property Features for 511-15141 Ronald W Reagan Blvd
General Information
Standard status
Active
Size
1,052 SF
Additional Details
Traffic Count
20,000 vehicles/day
Listing Agency:
REKonnection, LLC
(972) 914-0989
Listed By:
Naga Mailavaram
(512) 293-5696
Source:
Exprealty
Added: Dec 11, 2023
Changed: Aug 21
Last Checked: Sep 6 at 2:53PM
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 REKonnection, LLC
Investment Insights
Based on property information with market context.
This office suite is offered for sale in shell condition, providing a baseline space for a tenant fit-out. The property is approximately 1,052 sqft and is part of the Ronald Reagan Crossing development, a modern mixed-use project featuring 37,000 sqft of medical and professional office space, 45,000 sqft of retail space, 6,000 sqft of drive-through businesses, and a 10,000 sqft daycare facility. Sample interior pictures are available.
The site is located on Ronald Reagan Blvd about 8 miles north of the Apple Campus in Leander, TX. It sits on a signalized hard corner with strong AM traffic flow and is described as having over 20,000 vehicles passing daily, supporting visibility for service-oriented businesses. The surrounding area is characterized as a high-density residential area with more than 2,500 homes within 1.5 miles, and the city plans to expand Ronald Reagan Blvd to six lanes to enhance accessibility.
NNN is stated as $13 per sqft. Buyers and buyer agents are encouraged to perform due diligence.
The site is located on Ronald Reagan Blvd about 8 miles north of the Apple Campus in Leander, TX. It sits on a signalized hard corner with strong AM traffic flow and is described as having over 20,000 vehicles passing daily, supporting visibility for service-oriented businesses. The surrounding area is characterized as a high-density residential area with more than 2,500 homes within 1.5 miles, and the city plans to expand Ronald Reagan Blvd to six lanes to enhance accessibility.
NNN is stated as $13 per sqft. Buyers and buyer agents are encouraged to perform due diligence.
Key Highlights
- Approximately 1,052 SF office suite in shell condition
- Located on Ronald Reagan Blvd just 8 miles north of the Apple Campus in Leander, TX
- Signalized hard‑corner location on Ronald Reagan Blvd with over 20,000 vehicles passing daily
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
$25,085
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
7.96%
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%
$501,700
$501.7K
Cap Rate 7%
$358,357
$358.4K
Cap Rate 9%
$278,722
$278.7K
Market Conditions
NOI Build-Up for 1,052 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
$44.2K $42.00/SF
− Vacancy
−$10.7K −$10.21/SF
EGI
$33.4K $31.79/SF
− OpEx
−$8.4K −$7.95/SF
NOI
$25.1K $23.85/SF
Area
Travis 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%
$501,700
Cap Rate 7%
$358,357
Cap Rate 9%
$278,722
Alternative Uses
Best Use
Office B
$358.4K
$313.6K – $418.1K
NOI $25,085 @ 7.0% cap · market cap 7.96%
Second Best
Healthcare Medical
$272.7K
$238.6K – $318.1K
NOI $19,087 @ 7.0% cap · market cap 6.06%
Theoretical Best
Office A
$439.8K
$384.8K – $513.1K
NOI $30,783 @ 7.0% cap · market cap 9.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
20,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
53
Businesses Nearby
Explore this area
Business Placement
Demographics for 78641, TX
83,426
Population
33,118
Households
2.5
Avg Household Size
36
Median Age
51%
College-Educated
95%
High-School Grad
124.4 sq mi
ZIP Area
671
Density / Sq Mi
$131,421
Median Household Income
$61,185
Median Earnings
$1,873
Median Rent
$453,100
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 - Office suite sold in shell condition at a signalized hard corner on Ronald Reagan Blvd.
Where is this office units located?
The property is located at 511-15141 Ronald W Reagan Blvd Leander, TX.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: Approximately 1,052 SF office suite in shell condition; Located on Ronald Reagan Blvd just 8 miles north of the Apple Campus in Leander, TX; Signalized hard‑corner location on Ronald Reagan Blvd with over 20,000 vehicles passing daily
