Mixed-Use Building With Live-Work
For Sale
$1,100,000
7700 N Lamar BLVD, Austin, TX 78752
CS-MU-V-CO-NP-zoned property combines updated retail space with an upstairs apartment.
Property Size2,000 SF
Days on Market253
Property Features for 7700 N Lamar BLVD
General Information
Standard status
Active
Size
2,000 SF
Total Parking Spaces
4
Property subtype
Mixed Use
Zoning
CS-MU-V-CO-NP
Site & Location
Pylon Signage
Yes
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$20,809
Amenities
storage room
full kitchen
bath/shower
closets
private deck
prominent front display windows
Building Details
Building Size
2,000 SF
Year Built
1988
Buildings
1
Stories
2
Listing Agency:
Douglas Elliman Real Estate
(512) 903-6331
Listed By:
Alex Rodriguez · License #738648
Source:
Localcolorrealestateaustin
Added: Dec 2, 2025
Changed: Aug 12
Last Checked: Aug 12 at 3:06AM
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 Douglas Elliman Real Estate
Investment Insights
Based on property information with market context.
This stand-alone mixed-use building pairs an updated retail area and storage room on the main level with a separate upstairs apartment. The residential portion includes a full kitchen, bath with shower, closets, and a private deck. Improvements include updated electrical and plumbing systems, new flooring, bathroom work, and an exterior repaint. The property is currently leased and includes a flexible commercial and residential configuration.
Positioned on North Lamar Boulevard between IH-35 and Mopac Expy, the property benefits from exposure along a major connector. On-site features include paved parking, additional street parking, and a permitted 30 ft pole sign with a 6 ft x 8 ft lighted sign box. CapMetro light rail, restaurants, and everyday services are within walking distance, while Highway 183, Burnet Road, W Anderson Ln, The Domain, Q2 Stadium, and downtown Austin are accessible from the site.
Positioned on North Lamar Boulevard between IH-35 and Mopac Expy, the property benefits from exposure along a major connector. On-site features include paved parking, additional street parking, and a permitted 30 ft pole sign with a 6 ft x 8 ft lighted sign box. CapMetro light rail, restaurants, and everyday services are within walking distance, while Highway 183, Burnet Road, W Anderson Ln, The Domain, Q2 Stadium, and downtown Austin are accessible from the site.
Key Highlights
- Mixed‑use property zoned CS‑MU‑V‑CO‑NP
- Main level includes updated retail space and storage room
- Upstairs apartment has full kitchen, bath/shower, closets, and private deck
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
$40,742
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
3.70%
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%
$814,840
$814.8K
Cap Rate 7%
$582,029
$582.0K
Cap Rate 9%
$452,689
$452.7K
Market Conditions
NOI Build-Up for 2,000 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
$71.8K $35.88/SF
− Vacancy
−$17.4K −$8.72/SF
EGI
$54.3K $27.16/SF
− OpEx
−$13.6K −$6.79/SF
NOI
$40.7K $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%
$814,840
Cap Rate 7%
$582,029
Cap Rate 9%
$452,689
Alternative Uses
Best Use
Office B
$582.0K
$509.3K – $679.0K
NOI $40,742 @ 7.0% cap · market cap 3.70%
Second Best
Retail
$503.1K
$440.2K – $586.9K
NOI $35,216 @ 7.0% cap · market cap 3.20%
Theoretical Best
Office A
$783.7K
$685.8K – $914.4K
NOI $54,861 @ 7.0% cap · market cap 4.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,923
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?
Mixed-use property - CS-MU-V-CO-NP-zoned property combines updated retail space with an upstairs apartment.
Where is this mixed-use property located?
The property is located at 7700 N Lamar BLVD Austin, TX.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Mixed‑use property zoned CS‑MU‑V‑CO‑NP; Main level includes updated retail space and storage room; Upstairs apartment has full kitchen, bath/shower, closets, and private deck
