Multi-Unit Office
For Sale
Contact for pricing
821 Grand Ave Pkwy, Pflugerville, TX 78660
Four-unit office building totaling 1,552 SF, fully leased and generating $36,520 NOI.
Property Size1,552 SF
Price / SF$341.49
Days on Market133
Property Features for 821 Grand Ave Pkwy
General Information
Standard status
Active
Size
1,552 SF
Property subtype
OFFICE
Listing Agency:
CSA Realty Group
(512) 453-6566
Listed By:
Joel Hargett · License #TX-696888
(512) 820-7429
Source:
Moodyscre
Added: Apr 30
Changed: Aug 13
Last Checked: Sep 8 at 9:11AM
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 CSA Realty Group
Investment Insights
Based on property information with market context.
This 1,552 SF office building is configured as four separate units and is 100% leased. The property is described as modern and flexible, with a contemporary design intended to accommodate a range of business needs. The current income is listed at $36,520 NOI, and the units are noted as being leased on gross leases.
The building is located in Pflugerville, about 1 mile east of IH 35, with the marketing materials highlighting high visibility and accessibility.
Overall, it presents a multi-unit office setup with a stabilized occupancy profile and a contemporary interior/exterior presentation, positioned just off a major corridor.
The building is located in Pflugerville, about 1 mile east of IH 35, with the marketing materials highlighting high visibility and accessibility.
Overall, it presents a multi-unit office setup with a stabilized occupancy profile and a contemporary interior/exterior presentation, positioned just off a major corridor.
Key Highlights
- 1,552 SF four‑unit office building with 100% leased occupancy
- Gross leases with $36,520 NOI reported for the property
- Located in Pflugerville, 1 mile east of IH 35
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
$37,008
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
6.98%
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%
$740,160
$740.2K
Cap Rate 7%
$528,686
$528.7K
Cap Rate 9%
$411,200
$411.2K
Market Conditions
NOI Build-Up for 1,552 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
$65.2K $42.00/SF
− Vacancy
−$15.8K −$10.21/SF
EGI
$49.3K $31.79/SF
− OpEx
−$12.3K −$7.95/SF
NOI
$37.0K $23.85/SF
Area
Travis County, TX
Vacancy
24.30%
Lease Rate
$42.00 /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%
$740,160
Cap Rate 7%
$528,686
Cap Rate 9%
$411,200
Alternative Uses
Best Use
Office B
$528.7K
$462.6K – $616.8K
NOI $37,008 @ 7.0% cap · market cap 6.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$648.8K
$567.7K – $756.9K
NOI $45,414 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
532
Businesses Nearby
Explore this area
Business Placement
Demographics for 78660, TX
110,955
Population
44,399
Households
2.5
Avg Household Size
34
Median Age
42%
College-Educated
93%
High-School Grad
44.6 sq mi
ZIP Area
2,488
Density / Sq Mi
$109,522
Median Household Income
$55,927
Median Earnings
$1,769
Median Rent
$369,300
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 - Four-unit office building totaling 1,552 SF, fully leased and generating $36,520 NOI.
Where is this office units located?
The property is located at 821 Grand Ave Pkwy Pflugerville, TX.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: 1,552 SF four‑unit office building with 100% leased occupancy; Gross leases with $36,520 NOI reported for the property; Located in Pflugerville, 1 mile east of IH 35
