South Lamar Office Condominium
For Sale
Contact for pricing
4544 S Lamar Blvd, Austin, TX 78745
Office condominiums in South Central Austin, below-market pricing.
Property Size8,498 SF
Price / SF$395
Days on Market813
Property Features for 4544 S Lamar Blvd
General Information
Standard status
Active
Size
8,498 SF
Class
A
Property subtype
Office, Retail, Special Purpose
Investment Type
Owner/User
Building Details
Buildings
1
Stories
2
Listing Agency:
Centric Commercial
Listed By:
Kent McCoy · License #TX
Source:
Crexi
Added: Jun 14, 2024
Changed: Aug 14
Last Checked: Sep 1 at 11:15AM
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 Centric Commercial
Investment Insights
Based on property information with market context.
South Lamar Center is a commercial condominium project located in South Central Austin, near Central Market and Brodie Oak Center. The seller acquired the 112,854 square foot office building, formerly an AT&T call center, and converted it into commercial condominiums for purchase. The seller's acquisition cost allows them to offer units at discounted pricing. The property offers a buying opportunity for purchasers to acquire office condominiums.
Key Highlights
- Below‑market discounted pricing due to seller's acquisition cost.
- Opportunity to purchase commercial condominiums in South Central Austin.
- Strategically located in the heart of South Central Austin near Central Market & Brodie Oak Center.
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
$141,492
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
4.22%
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%
$2,829,840
$2.8M
Cap Rate 7%
$2,021,314
$2.0M
Cap Rate 9%
$1,572,133
$1.6M
Market Conditions
NOI Build-Up for 8,498 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
$254.9K $30.00/SF
− Vacancy
−$66.3K −$7.80/SF
EGI
$188.7K $22.20/SF
− OpEx
−$47.2K −$5.55/SF
NOI
$141.5K $16.65/SF
Area
ZIP 78745
Vacancy
26.00%
Lease Rate
$30.00 /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%
$2,829,840
Cap Rate 7%
$2,021,314
Cap Rate 9%
$1,572,133
Alternative Uses
Best Use
Office B
$2.02M
$1.77M – $2.36M
NOI $141,492 @ 7.0% cap · market cap 4.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.55M
$3.11M – $4.14M
NOI $248,666 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,067
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?
Office units - Office condominiums in South Central Austin, below-market pricing.
Where is this office units located?
The property is located at 4544 S Lamar Blvd Austin, TX.
What is the asking price?
The asking price for this property is $3,356,710.
What are key features of this property?
This property features: Below‑market discounted pricing due to seller's acquisition cost.; Opportunity to purchase commercial condominiums in South Central Austin.; Strategically located in the heart of South Central Austin near Central Market & Brodie Oak Center.
