Renovated Downtown Office
For Sale
Contact for pricing
800 Brazos St, Austin, TX 78701
Renovated in 2023 with flexible floor plans, two high-quality lobbies, and on-site amenities including a restaurant and break room.
Property Size9,206 SF
Price / SF$275
Days on Market62
Property Features for 800 Brazos St
General Information
Standard status
Active
Size
9,206 SF
Property subtype
OFFICE
Amenities
Two High-quality Lobbies
On-Site Restaurant
On-site Showers & Lockers
Bike Storage
Break Room Facility
Break-out Areas with a Shuffleboard Table
24/7 HVAC Service
Building Details
Year Built
1949
Year Renovated
2023
Listing Agency:
Equitable Commercial Realty (ECR)
(512) 505-0000
Listed By:
Sean Couey
(512) 557-4754
Source:
Moodyscre
Added: Jul 15
Changed: Sep 13
Last Checked: Sep 13 at 4:32AM
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 Equitable Commercial Realty (ECR)
Investment Insights
Based on property information with market context.
Built in 1949 and renovated in 2023, this downtown office building offers two high-quality lobbies and high-end creative finishes throughout. Improvements include flexible floor plans with spec suites available, along with exposed ceiling deck and HVAC duct-work. Tenant-support amenities are in place with an on-site restaurant, on-site showers and lockers, bike storage, break room facilities, and break-out areas that include a shuffleboard table.
The property is located in downtown Austin, approximately three blocks from the State of Texas Capitol Building. Parking rights are provided in the Capitol Tower Garage, located about a half block away, and the building offers easy access to major thoroughfares.
The building is supported by 24/7 HVAC service, with additional practical conveniences for daily use such as showers, lockers, and bike storage.
The property is located in downtown Austin, approximately three blocks from the State of Texas Capitol Building. Parking rights are provided in the Capitol Tower Garage, located about a half block away, and the building offers easy access to major thoroughfares.
The building is supported by 24/7 HVAC service, with additional practical conveniences for daily use such as showers, lockers, and bike storage.
Key Highlights
- Built in 1949 and renovated in 2023
- Two on‑site lobbies
- On‑site restaurant plus break room and break‑out areas with a shuffleboard table
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
$187,534
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
7.41%
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%
$3,750,680
$3.8M
Cap Rate 7%
$2,679,057
$2.7M
Cap Rate 9%
$2,083,711
$2.1M
Market Conditions
NOI Build-Up for 9,206 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
$330.3K $35.88/SF
− Vacancy
−$80.3K −$8.72/SF
EGI
$250.0K $27.16/SF
− OpEx
−$62.5K −$6.79/SF
NOI
$187.5K $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%
$3,750,680
Cap Rate 7%
$2,679,057
Cap Rate 9%
$2,083,711
Alternative Uses
Best Use
Office B
$2.68M
$2.34M – $3.13M
NOI $187,534 @ 7.0% cap · market cap 7.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.61M
$3.16M – $4.21M
NOI $252,527 @ 7.0% cap · market cap 9.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
12,087
Businesses Nearby
Explore this area
Business Placement
Demographics for 78701, TX
11,625
Population
8,021
Households
1.4
Avg Household Size
38
Median Age
81%
College-Educated
96%
High-School Grad
1.5 sq mi
ZIP Area
7,750
Density / Sq Mi
$154,867
Median Household Income
$106,932
Median Earnings
$2,732
Median Rent
$653,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Austin, TX
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Frequently Asked Questions
What type of property is this?
Office building - Renovated in 2023 with flexible floor plans, two high-quality lobbies, and on-site amenities including a restaurant and break room.
Where is this office building located?
The property is located at 800 Brazos St Austin, TX.
What is the asking price?
The asking price for this property is $2,531,650.
What are key features of this property?
This property features: Built in 1949 and renovated in 2023; Two on‑site lobbies; On‑site restaurant plus break room and break‑out areas with a shuffleboard table
