South Austin Live/Work
For Sale
Contact for pricing
4361 S Congress Ave, Austin, TX 78745
Live/work space in South Austin near St. Elmo.
Property Size1,256 SF
Price / SF$476.91
Days on Market863
Property Features for 4361 S Congress Ave
General Information
Standard status
Active
Size
1,256 SF
Class
B
Property subtype
Retail
Zoning
CO
Lease Type
NNN
Investment Type
Owner/User
Building Details
Year Built
2017
Year Renovated
2019
Units
1
Tenancy
Single
Listing Agency:
Practice Real Estate Group
(512) 956-5076
Listed By:
Todd Stanley · License #TREC #768179
Source:
Crexi
Added: Apr 22, 2024
Changed: Aug 31
Last Checked: Sep 1 at 1:05AM
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 Practice Real Estate Group
Investment Insights
Based on property information with market context.
Located in South Austin at the Public Lofts, this 1,256 square-foot space is situated at the corner of St. Elmo and South Congress, near Urban Betty Salon and Living in Stereo, and within walking distance of the Yard. The property is suitable for both commercial and residential use. The space features a finished storefront and spa area with display shelves on both walls. Originally designed as a spa, it includes a lobby and two treatment rooms. It is also suitable for a jewelry store, art gallery, skin care store, general retail, or professional office.
Key Highlights
- Prime South Austin location at the corner of St. Elmo and South Congress.
- Versatile live/work space suitable for commercial or residential use.
- Finished storefront ideal for retail or professional office.
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
$22,116
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
3.69%
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%
$442,320
$442.3K
Cap Rate 7%
$315,943
$315.9K
Cap Rate 9%
$245,733
$245.7K
Market Conditions
NOI Build-Up for 1,256 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
$32.7K $26.04/SF
− Vacancy
−$1.1K −$0.89/SF
EGI
$31.6K $25.15/SF
− OpEx
−$9.5K −$7.55/SF
NOI
$22.1K $17.61/SF
Area
ZIP 78745
Vacancy
3.40%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
30.00%
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%
$442,320
Cap Rate 7%
$315,943
Cap Rate 9%
$245,733
Alternative Uses
Best Use
Retail
$315.9K
$276.5K – $368.6K
NOI $22,116 @ 7.0% cap · market cap 3.69%
Second Best
Office B
$298.7K
$261.4K – $348.5K
NOI $20,912 @ 7.0% cap · market cap 3.49%
Theoretical Best
Office A
$525.0K
$459.4K – $612.6K
NOI $36,753 @ 7.0% cap · market cap 6.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,073
Businesses Nearby
Explore this area
Business Placement
Demographics for 78745, TX
59,843
Population
31,246
Households
1.9
Avg Household Size
36
Median Age
54%
College-Educated
93%
High-School Grad
13.7 sq mi
ZIP Area
4,368
Density / Sq Mi
$84,529
Median Household Income
$56,551
Median Earnings
$1,655
Median Rent
$459,100
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?
Retail space - Live/work space in South Austin near St. Elmo.
Where is this retail space located?
The property is located at 4361 S Congress Ave Austin, TX.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Prime South Austin location at the corner of St. Elmo and South Congress.; Versatile live/work space suitable for commercial or residential use.; Finished storefront ideal for retail or professional office.
