Renovated Retail/Office Space For
For Sale
$975,000
8301 Shoal Creek Boulevard, Austin, TX 78757
Two-story renovated retail/office space with parking and creek access.
Property Size2,856 SF
Price / SF$341.39
Days on Market90
Property Features for 8301 Shoal Creek Boulevard
General Information
Standard status
Active
Size
2,856 SF
Taxes and HOA fees
Annual Taxes
$26,914
Listing Agency:
Special Agent Group
(512) 633-2233
Listed By:
Neil Stokes · License #459228
(512) 633-2233
Source:
Exprealty
Added: May 27
Changed: Aug 23
Last Checked: Aug 3 at 12:47PM
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 Special Agent Group
Investment Insights
Based on property information with market context.
This two-story commercial property, renovated in 2000, offers 2,856 square feet of retail and office space. The property benefits from good visibility and convenient access to Mopac Expressway, Highway 183, Anderson Lane, and Burnet Road. It backs up to Shoal Creek and includes 16 off-street parking spaces.
Key Highlights
- 16 Off street parking spaces
- Easy access to Mopac, Hwy. 183, Anderson Ln. and Burnet Rd.
- Backs up to Shoal Creek
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
$58,179
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
5.97%
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%
$1,163,580
$1.2M
Cap Rate 7%
$831,129
$831.1K
Cap Rate 9%
$646,433
$646.4K
Market Conditions
NOI Build-Up for 2,856 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
$102.5K $35.88/SF
− Vacancy
−$24.9K −$8.72/SF
EGI
$77.6K $27.16/SF
− OpEx
−$19.4K −$6.79/SF
NOI
$58.2K $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%
$1,163,580
Cap Rate 7%
$831,129
Cap Rate 9%
$646,433
Alternative Uses
Best Use
Office B
$831.1K
$727.2K – $969.7K
NOI $58,179 @ 7.0% cap · market cap 5.97%
Second Best
Retail
$718.4K
$628.6K – $838.2K
NOI $50,289 @ 7.0% cap · market cap 5.16%
Theoretical Best
Office A
$1.12M
$979.3K – $1.31M
NOI $78,342 @ 7.0% cap · market cap 8.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,200
Businesses Nearby
Explore this area
Business Placement
Demographics for 78757, TX
23,847
Population
11,930
Households
2
Avg Household Size
37
Median Age
68%
College-Educated
97%
High-School Grad
5.0 sq mi
ZIP Area
4,769
Density / Sq Mi
$104,946
Median Household Income
$65,886
Median Earnings
$1,661
Median Rent
$629,500
Median Home Value
Market
Vacancy Rate% for Office in Austin, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Two-story renovated retail/office space with parking and creek access.
Where is this retail space located?
The property is located at 8301 Shoal Creek Boulevard Austin, TX.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: 16 Off street parking spaces; Easy access to Mopac, Hwy. 183, Anderson Ln. and Burnet Rd.; Backs up to Shoal Creek
