Remodeled Office Condo
For Sale
Contact for pricing
8500 Bluffstone Cove, Austin, TX 78759
Entire-floor office condo with over 10,000 usable square feet, remodeled in 2019 for a modern workplace.
Property Size13,600 SF
Price / SF$235.29
Days on Market136
Property Features for 8500 Bluffstone Cove
General Information
Standard status
Active
Size
13,600 SF
Class
A
Total Parking Spaces
85
Property subtype
Office
Building Details
Year Built
2002
Year Renovated
2019
Listing Agency:
Stream Capital Partners
Listed By:
Davy Turner · License #TX 714308
(312) 899-6664
Source:
Crexi
Added: Apr 24
Changed: Aug 31
Last Checked: Sep 4 at 7:05PM
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 Stream Capital Partners
Investment Insights
Based on property information with market context.
This class A office condo comprises an entire floor and offers over 10,000 usable square feet. The space was remodeled in 2019 and presents a modern, contemporary look intended to suit a wide range of office occupants.
The property is located in Austin’s premier suburban office sub-market, surrounded by supporting office, retail, schools, and affluent neighborhoods.
Offered for sale, this is a single, self-contained floor plan configuration within a condo office setting.
The property is located in Austin’s premier suburban office sub-market, surrounded by supporting office, retail, schools, and affluent neighborhoods.
Offered for sale, this is a single, self-contained floor plan configuration within a condo office setting.
Key Highlights
- Class A office condo built in 2002, offering an entire floor layout
- Over 10,000 usable SF dedicated office space
- Remodeled in 2019 for a modern workplace
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
$277,044
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
8.66%
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%
$5,540,880
$5.5M
Cap Rate 7%
$3,957,771
$4.0M
Cap Rate 9%
$3,078,267
$3.1M
Market Conditions
NOI Build-Up for 13,600 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
$488.0K $35.88/SF
− Vacancy
−$118.6K −$8.72/SF
EGI
$369.4K $27.16/SF
− OpEx
−$92.3K −$6.79/SF
NOI
$277.0K $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%
$5,540,880
Cap Rate 7%
$3,957,771
Cap Rate 9%
$3,078,267
Alternative Uses
Best Use
Office B
$3.96M
$3.46M – $4.62M
NOI $277,044 @ 7.0% cap · market cap 8.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.33M
$4.66M – $6.22M
NOI $373,057 @ 7.0% cap · market cap 11.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
563
Businesses Nearby
Explore this area
Business Placement
Demographics for 78759, TX
42,333
Population
23,843
Households
1.8
Avg Household Size
38
Median Age
69%
College-Educated
97%
High-School Grad
14.3 sq mi
ZIP Area
2,960
Density / Sq Mi
$102,799
Median Household Income
$67,807
Median Earnings
$1,680
Median Rent
$634,400
Median Home Value
Market
Vacancy Rate% for Office in Austin, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Entire-floor office condo with over 10,000 usable square feet, remodeled in 2019 for a modern workplace.
Where is this office units located?
The property is located at 8500 Bluffstone Cove Austin, TX.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: Class A office condo built in 2002, offering an entire floor layout; Over 10,000 usable SF dedicated office space; Remodeled in 2019 for a modern workplace
