Three-Suite Office
New
For Sale
$1,875,000
8300 Old McGregor Rd, Waco, TX 76712
Multiple-room layouts offer adaptable space for professional and service-oriented business uses.
Property Size6,250 SF
Days on Market2
Property Features for 8300 Old McGregor Rd
General Information
Standard status
Active
Size
6,250 SF
Property subtype
Office
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
3
Building Details
Building Size
6,250 SF
Buildings
1
Tenancy
Multi
Listing Agency:
Cromwell Commercial Group
Listed By:
Gregg Glime · License #0620081
(254) 313-0000
Source:
Cbcworldwide
Added: Sep 2
Last Checked: Sep 2 at 2:13PM
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 Cromwell Commercial Group
Investment Insights
Based on property information with market context.
This office building is configured into three suites, each with functional layouts that include multiple rooms. The existing configuration supports professional and service-oriented business uses, with office, retail, and medical applications identified for the property.
The building fronts Highway 84, providing direct exposure and convenient regional access. Its position along the corridor connects the property with Waco, McGregor, and surrounding communities. The property address is 8300 Old McGregor Rd, Waco, TX 76712.
The building fronts Highway 84, providing direct exposure and convenient regional access. Its position along the corridor connects the property with Waco, McGregor, and surrounding communities. The property address is 8300 Old McGregor Rd, Waco, TX 76712.
Key Highlights
- Three‑suite configuration with functional layouts
- Multiple rooms within the existing suite configuration
- Office, retail, and medical applications identified
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
$86,892
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
4.63%
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%
$1,737,840
$1.7M
Cap Rate 7%
$1,241,314
$1.2M
Cap Rate 9%
$965,467
$965.5K
Market Conditions
NOI Build-Up for 6,250 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
$138.8K $22.20/SF
− Vacancy
−$22.9K −$3.66/SF
EGI
$115.9K $18.54/SF
− OpEx
−$29.0K −$4.63/SF
NOI
$86.9K $13.90/SF
Area
Waco, TX
Vacancy
16.50%
Lease Rate
$22.20 /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%
$1,737,840
Cap Rate 7%
$1,241,314
Cap Rate 9%
$965,467
Alternative Uses
Best Use
Office B
$1.24M
$1.09M – $1.45M
NOI $86,892 @ 7.0% cap · market cap 4.63%
Second Best
Retail
$1.04M
$910.4K – $1.21M
NOI $72,831 @ 7.0% cap · market cap 3.88%
Theoretical Best
Office A
$1.65M
$1.44M – $1.92M
NOI $115,425 @ 7.0% cap · market cap 6.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
776
Businesses Nearby
Explore this area
Business Placement
Demographics for 76712, TX
27,800
Population
11,704
Households
2.4
Avg Household Size
41
Median Age
49%
College-Educated
96%
High-School Grad
52.4 sq mi
ZIP Area
531
Density / Sq Mi
$96,267
Median Household Income
$56,879
Median Earnings
$1,333
Median Rent
$302,100
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 building - Multiple-room layouts offer adaptable space for professional and service-oriented business uses.
Where is this office building located?
The property is located at 8300 Old McGregor Rd Waco, TX.
What is the asking price?
The asking price for this property is $1,875,000.
What are key features of this property?
This property features: Three‑suite configuration with functional layouts; Multiple rooms within the existing suite configuration; Office, retail, and medical applications identified
