Industrial Flex Property with Six
For Sale
$1,000,000
11403 W INTERSTATE 40, Amarillo, TX 79124
Commercial Sale, Amarillo, TX
Property Size13,600 SF
Lot Size1.18 Acres
Price / SF$73.53
Days on Market48
Property Features for 11403 W INTERSTATE 40
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
1000 - NW of Amarillo City Limits
Directions
Take I-40 West Drive about 10-12 miles Exit near Helium Rd / frontage road Go to 11403 W I-40 on the south side frontage road
Subdivision
1999 - All Others Not Identified
Standard status
Active
APN
217831
Size
13,600 SF
Lot size
1.18 Acres
Taxes and HOA fees
Tax Description
INTERSTATE FORTY W ACS # 6, LOT 010, BLK 0004, 1.1800 ACRES
Legal Description
INTERSTATE FORTY W ACS # 6, LOT 010, BLK 0004, 1.1800 ACRES
Building Details
Year built
2000
Listing Agency:
Keller Williams Realty Amarillo
(806) 359-4000
Listed By:
Jon Mark Roberson · License #719840
(806) 359-4000
Added: Jul 7
Changed: Aug 19
Last Checked: Aug 23 at 5:06PM
MLS# 26-4025
Copyright © 2026 Amarillo Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This industrial flex property for sale features two buildings totaling six rentable units. All six units are fully occupied on month-to-month leases. Each unit includes office space, a shop area, restroom, and overhead garage door service, along with 220V electrical service.
The property is set on 1.18 acres and is described as having frontage along Interstate 40, with ample parking and maneuvering space for tenant convenience. Units are separately metered and serviced by well and septic.
The overall configuration provides a practical mix of office and workshop space within multiple roll-up door units, supporting a versatile commercial footprint for a range of industrial and flex uses.
The property is set on 1.18 acres and is described as having frontage along Interstate 40, with ample parking and maneuvering space for tenant convenience. Units are separately metered and serviced by well and septic.
The overall configuration provides a practical mix of office and workshop space within multiple roll-up door units, supporting a versatile commercial footprint for a range of industrial and flex uses.
Key Highlights
- 1.18‑acre Amarillo commercial property with I‑40 frontage and exposure along a busy corridor
- Two buildings totaling 6 rentable units; all 6 units are fully occupied on month‑to‑month leases
- Each unit includes office space, shop area, restroom, overhead garage doors, and 220V electrical service
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
$81,824
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
8.18%
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%
$1,636,480
$1.6M
Cap Rate 7%
$1,168,914
$1.2M
Cap Rate 9%
$909,156
$909.2K
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
$122.4K $9.00/SF
− Vacancy
−$5.5K −$0.41/SF
EGI
$116.9K $8.59/SF
− OpEx
−$35.1K −$2.58/SF
NOI
$81.8K $6.02/SF
Area
Amarillo, TX
Vacancy
4.50%
Lease Rate
$9.00 /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%
$1,636,480
Cap Rate 7%
$1,168,914
Cap Rate 9%
$909,156
Alternative Uses
Best Use
Warehouse
$1.52M
$1.33M – $1.78M
NOI $106,537 @ 7.0% cap · market cap 10.65%
Second Best
Flex RnD
$1.39M
$1.22M – $1.63M
NOI $97,594 @ 7.0% cap · market cap 9.76%
Theoretical Best
Office A
$3.04M
$2.66M – $3.54M
NOI $212,552 @ 7.0% cap · market cap 21.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Month-to-Month-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 79124, TX
11,585
Population
4,676
Households
2.5
Avg Household Size
45
Median Age
39%
College-Educated
94%
High-School Grad
181.2 sq mi
ZIP Area
64
Density / Sq Mi
$110,144
Median Household Income
$64,296
Median Earnings
$1,158
Median Rent
$325,900
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two-building flex/industrial property with six separately metered, occupied units, each featuring office, shop, restroom, and overhead doors.
Where is this flex space located?
The property is located at 11403 W INTERSTATE 40 Amarillo, TX.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 1.18‑acre Amarillo commercial property with I‑40 frontage and exposure along a busy corridor; Two buildings totaling 6 rentable units; all 6 units are fully occupied on month‑to‑month leases; Each unit includes office space, shop area, restroom, overhead garage doors, and 220V electrical service
