Light Industrial Flex
New
For Sale
Contact for pricing
11031 Grissom Lane, Dallas, TX 75229
Two buildings combine office and warehouse areas within a paved, fenced, secured site.
Property Size11,608 SF
Lot Size0.97 Acres
Price / SF$193.83
Days on Market5
Property Features for 11031 Grissom Lane
General Information
Standard status
Active
Size
11,608 SF
Lot size
0.97 Acres
Property subtype
Office, Industrial, Mixed Use
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Clear Height
18 ft
Warehouse Space
7,000 SF
Office Build-Out
4,608 SF
Drive-In Doors
5
Building Details
Year Built
2003
Buildings
2
Listing Agency:
Morgan Realty Group
Listed By:
ERIC MORGAN · License #9002258
Source:
Crexi
Added: Sep 2
Changed: Sep 5
Last Checked: Sep 5 at 3:19PM
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 Morgan Realty Group
Investment Insights
Based on property information with market context.
This light industrial flex property includes two buildings totaling approximately 11,608 SF, with about 4,608 SF of office space and 7,000 SF of warehouse area. Built in 2003, the improvements offer 16'–18' clear heights and five grade-level doors, including two measuring approximately 12' x 12' and three measuring approximately 20' x 18'.
The property occupies approximately 0.97 acres at 11031 Grissom Lane in Dallas, Texas. Its lot is fully paved, fenced, and secured. Regional access is provided through nearby I-635, I-35, and Harry Hines Boulevard, supporting connections throughout the Dallas–Fort Worth Metroplex.
The property occupies approximately 0.97 acres at 11031 Grissom Lane in Dallas, Texas. Its lot is fully paved, fenced, and secured. Regional access is provided through nearby I-635, I-35, and Harry Hines Boulevard, supporting connections throughout the Dallas–Fort Worth Metroplex.
Key Highlights
- Approximately 11,608 SF across two buildings
- Approximately 4,608 SF of office space and 7,000 SF of warehouse space
- 16'–18' clear heights
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
$101,860
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
4.53%
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%
$2,037,200
$2.0M
Cap Rate 7%
$1,455,143
$1.5M
Cap Rate 9%
$1,131,778
$1.1M
Market Conditions
NOI Build-Up for 11,608 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
$174.1K $15.00/SF
− Vacancy
−$17.4K −$1.50/SF
EGI
$156.7K $13.50/SF
− OpEx
−$54.8K −$4.73/SF
NOI
$101.9K $8.78/SF
Area
Dallas, TX
Vacancy
10.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
35.00%
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%
$2,037,200
Cap Rate 7%
$1,455,143
Cap Rate 9%
$1,131,778
Alternative Uses
Best Use
Office B
$9.53M
$8.34M – $11.12M
NOI $667,359 @ 7.0% cap · market cap 29.66%
Second Best
Flex RnD
$1.46M
$1.27M – $1.70M
NOI $101,860 @ 7.0% cap · market cap 4.53%
Theoretical Best
Office A
$13.93M
$12.19M – $16.25M
NOI $975,005 @ 7.0% cap · market cap 43.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
5
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,911
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75229, TX
33,168
Population
12,542
Households
2.6
Avg Household Size
37
Median Age
50%
College-Educated
81%
High-School Grad
12.4 sq mi
ZIP Area
2,675
Density / Sq Mi
$121,381
Median Household Income
$52,169
Median Earnings
$1,522
Median Rent
$598,500
Median Home Value
Market
Vacancy Rate% for Office in Dallas, TX
Questions? Ask Rey
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Flex space - Two buildings combine office and warehouse areas within a paved, fenced, secured site.
Where is this flex space located?
The property is located at 11031 Grissom Lane Dallas, TX.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: Approximately 11,608 SF across two buildings; Approximately 4,608 SF of office space and 7,000 SF of warehouse space; 16'–18' clear heights
