Corner Lot Office Building with
For Sale
Contact for pricing
845 N Valley Mills Dr, Waco, TX 76710
Freestanding C-2 office/service building on a corner lot with direct frontage on N Valley Mills Drive.
Property Size1,617 SF
Lot Size0.45 Acres
Price / SF$303.03
Days on Market68
Property Features for 845 N Valley Mills Dr
General Information
Standard status
Active
Size
1,617 SF
Lot size
0.45 Acres
Property subtype
OFFICE
Zoning
C-2
Site & Location
Corner Location
Yes
Traffic Count
26,572 vehicles/day
Road Access
Yes
Building Details
Buildings
1
Building Size
1,617 SF
Listing Agency:
Cromwell Commercial Group
(254) 313-0000
Listed By:
Wade Sivess
(254) 537-2011
Source:
Moodyscre
Added: Jul 10
Changed: Sep 6
Last Checked: Sep 14 at 10:43AM
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.
The offering includes two contiguous parcels totaling 0.45+/- acres and a 1,617+/- SF freestanding building on a corner lot. The building is currently positioned for office and service-oriented uses, with strong site access from both Valley Mills Drive and Camp Drive.
The property is located at 845 N Valley Mills Drive and 1020 Camp Drive, along one of Waco’s most trafficked retail corridors. N Valley Mills Drive carries approximately 26,572 vehicles per day, providing direct visibility and frontage. The site’s corner configuration supports convenient ingress and egress for customers and employees.
Zoned C-2, the site accommodates a wide range of retail, office, and service uses. The two-parcel configuration can also provide flexibility for buyers seeking to redevelop, expand, or reposition the asset.
The property is located at 845 N Valley Mills Drive and 1020 Camp Drive, along one of Waco’s most trafficked retail corridors. N Valley Mills Drive carries approximately 26,572 vehicles per day, providing direct visibility and frontage. The site’s corner configuration supports convenient ingress and egress for customers and employees.
Zoned C-2, the site accommodates a wide range of retail, office, and service uses. The two-parcel configuration can also provide flexibility for buyers seeking to redevelop, expand, or reposition the asset.
Key Highlights
- 0.45+/- total acres across two contiguous parcels
- 1,617+/- SF freestanding building on a corner lot
- Direct frontage and visibility on N Valley Mills Drive
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
$22,481
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
4.59%
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%
$449,620
$449.6K
Cap Rate 7%
$321,157
$321.2K
Cap Rate 9%
$249,789
$249.8K
Market Conditions
NOI Build-Up for 1,617 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
$35.9K $22.20/SF
− Vacancy
−$5.9K −$3.66/SF
EGI
$30.0K $18.54/SF
− OpEx
−$7.5K −$4.63/SF
NOI
$22.5K $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%
$449,620
Cap Rate 7%
$321,157
Cap Rate 9%
$249,789
Alternative Uses
Best Use
Office B
$321.2K
$281.0K – $374.7K
NOI $22,481 @ 7.0% cap · market cap 4.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$426.6K
$373.3K – $497.7K
NOI $29,863 @ 7.0% cap · market cap 6.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
26,572 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,661
Businesses Nearby
Explore this area
Business Placement
Demographics for 76710, TX
24,874
Population
12,391
Households
2
Avg Household Size
38
Median Age
32%
College-Educated
92%
High-School Grad
9.3 sq mi
ZIP Area
2,675
Density / Sq Mi
$53,304
Median Household Income
$36,425
Median Earnings
$1,098
Median Rent
$229,000
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 - Freestanding C-2 office/service building on a corner lot with direct frontage on N Valley Mills Drive.
Where is this office building located?
The property is located at 845 N Valley Mills Dr Waco, TX.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: 0.45+/- total acres across two contiguous parcels; 1,617+/- SF freestanding building on a corner lot; Direct frontage and visibility on N Valley Mills Drive
