Single-Tenant Office
For Sale
$1,185,000
555 William D Fitch Pkwy, College Station, TX 77845
Fully leased office property with a modified gross lease and established occupancy.
Property Size3,800 SF
Price / SF$311.84
Days on Market8
Property Features for 555 William D Fitch Pkwy
General Information
Standard status
Active
Size
3,800 SF
Occupancy
100%
Net Operating Income
$68,000
Additional Details
Cap Rate
5.7%
Road Access
Yes
Building Details
Year Built
2017
Buildings
1
Building Size
3,800 SF
Tenancy
Single
Listing Agency:
Clark Isenhour RealEstate Svcs
(979) 268-6840
Listed By:
Joshua Isenhour
(979) 220-1317
Source:
Exprealty
Added: Aug 26
Changed: Aug 31
Last Checked: Aug 31 at 8:07PM
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 Clark Isenhour RealEstate Svcs
Investment Insights
Based on property information with market context.
This 3,800-square-foot office building was constructed in 2017 and is occupied by a single tenant. The property is fully leased under a modified gross structure with an expense stop beginning in 2026, providing an established operating and lease framework.
Behavioral Innovations has occupied the building since 2019 and exercised its first renewal option in 2024. The current lease term extends through November 2029, with a final renewal option available through November 2034. The property is positioned along William D. Fitch Parkway in College Station, with visibility and access from the roadway.
Behavioral Innovations has occupied the building since 2019 and exercised its first renewal option in 2024. The current lease term extends through November 2029, with a final renewal option available through November 2034. The property is positioned along William D. Fitch Parkway in College Station, with visibility and access from the roadway.
Key Highlights
- 3,800 SF single‑tenant office building constructed in 2017
- Fully leased to Behavioral Innovations since 2019
- Current lease term runs through November 2029
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
$49,975
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
4.22%
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%
$999,500
$999.5K
Cap Rate 7%
$713,929
$713.9K
Cap Rate 9%
$555,278
$555.3K
Market Conditions
NOI Build-Up for 3,800 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
$79.8K $21.00/SF
− Vacancy
−$13.2K −$3.47/SF
EGI
$66.6K $17.54/SF
− OpEx
−$16.7K −$4.38/SF
NOI
$50.0K $13.15/SF
Area
College Station, TX
Vacancy
16.50%
Lease Rate
$21.00 /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%
$999,500
Cap Rate 7%
$713,929
Cap Rate 9%
$555,278
Alternative Uses
Best Use
Office B
$713.9K
$624.7K – $832.9K
NOI $49,975 @ 7.0% cap · market cap 4.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$935.7K
$818.8K – $1.09M
NOI $65,500 @ 7.0% cap · market cap 5.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
202
Businesses Nearby
Explore this area
Business Placement
Demographics for 77845, TX
70,108
Population
31,464
Households
2.2
Avg Household Size
30
Median Age
61%
College-Educated
96%
High-School Grad
142.5 sq mi
ZIP Area
492
Density / Sq Mi
$90,434
Median Household Income
$46,532
Median Earnings
$1,384
Median Rent
$349,900
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 - Fully leased office property with a modified gross lease and established occupancy.
Where is this office building located?
The property is located at 555 William D Fitch Pkwy College Station, TX.
What is the asking price?
The asking price for this property is $1,185,000.
What are key features of this property?
This property features: 3,800 SF single‑tenant office building constructed in 2017; Fully leased to Behavioral Innovations since 2019; Current lease term runs through November 2029
