Standalone Office
For Sale
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6809 Guadalupe St, Austin, TX 78752
Standalone office building with CS-V-ETOD-DBETOD-NP zoning in North Austin.
Property Size4,788 SF
Price / SF$417.71
Days on Market128
Property Features for 6809 Guadalupe St
General Information
Standard status
Active
Size
4,788 SF
Total Parking Spaces
21
Property subtype
Office
Zoning
CS-V-ETOD-DBETOD-NP
Occupancy
100%
Investment Type
Stabilized
Building Details
Year Built
1964
Buildings
1
Tenancy
Single
Listing Agency:
Texana Commercial
Listed By:
Matthew Houston · License #TX 687890
Source:
Crexi
Added: Apr 28
Changed: Aug 30
Last Checked: Aug 30 at 10:55PM
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 Texana Commercial
Investment Insights
Based on property information with market context.
Located at 6809 Guadalupe Street in Austin, this standalone office building contains 4,788 square feet of commercial space. The property was constructed in 1964 and offers a dedicated office configuration rather than a shared suite environment.
The building sits in the North Austin corridor and carries CS-V-ETOD-DBETOD-NP zoning. Its standalone format and established office use provide a defined commercial property profile for evaluating business occupancy or ownership.
The building sits in the North Austin corridor and carries CS-V-ETOD-DBETOD-NP zoning. Its standalone format and established office use provide a defined commercial property profile for evaluating business occupancy or ownership.
Key Highlights
- 4,788‑square‑foot standalone office building
- CS‑V‑ETOD‑DBETOD‑NP zoning
- Constructed in 1964
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
$97,536
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
4.88%
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%
$1,950,720
$2.0M
Cap Rate 7%
$1,393,371
$1.4M
Cap Rate 9%
$1,083,733
$1.1M
Market Conditions
NOI Build-Up for 4,788 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
$171.8K $35.88/SF
− Vacancy
−$41.7K −$8.72/SF
EGI
$130.0K $27.16/SF
− OpEx
−$32.5K −$6.79/SF
NOI
$97.5K $20.37/SF
Area
Austin, TX
Vacancy
24.30%
Lease Rate
$35.88 /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%
$1,950,720
Cap Rate 7%
$1,393,371
Cap Rate 9%
$1,083,733
Alternative Uses
Best Use
Office B
$1.39M
$1.22M – $1.63M
NOI $97,536 @ 7.0% cap · market cap 4.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.88M
$1.64M – $2.19M
NOI $131,338 @ 7.0% cap · market cap 6.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,577
Businesses Nearby
Explore this area
Business Placement
Demographics for 78752, TX
19,289
Population
10,929
Households
1.8
Avg Household Size
33
Median Age
45%
College-Educated
87%
High-School Grad
3.3 sq mi
ZIP Area
5,845
Density / Sq Mi
$66,404
Median Household Income
$38,805
Median Earnings
$1,445
Median Rent
$361,200
Median Home Value
Market
Vacancy Rate% for Office in Austin, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Standalone office building with CS-V-ETOD-DBETOD-NP zoning in North Austin.
Where is this office building located?
The property is located at 6809 Guadalupe St Austin, TX.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 4,788‑square‑foot standalone office building; CS‑V‑ETOD‑DBETOD‑NP zoning; Constructed in 1964
