Four-Office Condo
For Sale
$330,000
620-1000 Gattis School Rd, Round Rock, TX 78664
Finished professional suite with reception, coffee area, and ADA restroom.
Property Size850 SF
Price / SF$388.24
Days on Market15
Property Features for 620-1000 Gattis School Rd
General Information
Standard status
Active
Size
850 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
HOA Fee
$200
Office Units
1
Taxes and HOA fees
Annual Taxes
$6,680
Listing Agency:
Epperson Realty Group LLC
Listed By:
Betty Epperson · License #0474240
(512) 630-7290
Source:
Exprealty
Added: Aug 19
Changed: Sep 1
Last Checked: Sep 1 at 9:46PM
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 Epperson Realty Group LLC
Investment Insights
Based on property information with market context.
This 850-square-foot office condo is configured for general office use within an interior unit. The layout includes four private offices, a reception area, one ADA restroom, and a dedicated coffee area, providing a defined workplace arrangement in a compact commercial format.
The property is located at 620-1000 Gattis School Rd in Round Rock, Texas, on a road described as having high traffic volume. It is less than 2 miles from I-35, providing proximity to a major regional transportation route.
The property is located at 620-1000 Gattis School Rd in Round Rock, Texas, on a road described as having high traffic volume. It is less than 2 miles from I-35, providing proximity to a major regional transportation route.
Key Highlights
- 850‑square‑foot office condo unit
- Four private offices with reception area
- One ADA restroom
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
$13,521
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
4.10%
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%
$270,420
$270.4K
Cap Rate 7%
$193,157
$193.2K
Cap Rate 9%
$150,233
$150.2K
Market Conditions
NOI Build-Up for 850 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
$25.5K $30.00/SF
− Vacancy
−$7.5K −$8.79/SF
EGI
$18.0K $21.21/SF
− OpEx
−$4.5K −$5.30/SF
NOI
$13.5K $15.91/SF
Area
Round Rock, TX
Vacancy
29.30%
Lease Rate
$30.00 /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%
$270,420
Cap Rate 7%
$193,157
Cap Rate 9%
$150,233
Alternative Uses
Best Use
Office B
$193.2K
$169.0K – $225.4K
NOI $13,521 @ 7.0% cap · market cap 4.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$269.3K
$235.6K – $314.2K
NOI $18,850 @ 7.0% cap · market cap 5.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,099
Businesses Nearby
Explore this area
Business Placement
Demographics for 78664, TX
60,287
Population
24,259
Households
2.5
Avg Household Size
34
Median Age
35%
College-Educated
90%
High-School Grad
16.6 sq mi
ZIP Area
3,632
Density / Sq Mi
$85,919
Median Household Income
$45,700
Median Earnings
$1,645
Median Rent
$317,400
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 units - Finished professional suite with reception, coffee area, and ADA restroom.
Where is this office units located?
The property is located at 620-1000 Gattis School Rd Round Rock, TX.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: 850‑square‑foot office condo unit; Four private offices with reception area; One ADA restroom
