Renovated Flex Space with
New
For Sale
Contact for pricing
11117 Shady Trail, Dallas, TX 75229
Recently updated facility combining finished office areas, warehouse capacity, and secured outdoor storage.
Property Size9,342 SF
Lot Size0.71 Acres
Price / SF$230.14
Days on Market5
Property Features for 11117 Shady Trail
General Information
Standard status
Active
Size
9,342 SF
Lot size
0.71 Acres
Property subtype
Office, Industrial, Mixed Use
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Warehouse Space
1,542 SF
Office Build-Out
7,800 SF
Amenities
grade-level loading
fenced
paved
secured
outside storage
Building Details
Year Built
1975
Building Size
9,342 SF
Listing Agency:
Morgan Realty Group
Listed By:
ERIC MORGAN · License #9002258
Source:
Crexi
Added: Sep 2
Changed: Sep 5
Last Checked: Sep 5 at 2:54PM
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 ±9,342 SF flex space includes ±7,800 SF of finished office area and ±1,542 SF of warehouse space. The recently renovated property features custom office finishes, a warehouse with grade-level loading, and a fenced, paved, secured site. Excess land provides outdoor storage for equipment, materials, or fleet vehicles.
Built in 1975 and positioned on ±0.71 acres, the property offers over ±49 feet of frontage and visibility along Shady Trail. Access to I-35E, I-635, and Harry Hines Boulevard connects the facility with the broader Dallas–Fort Worth Metroplex. The layout supports office, showroom, service, and light industrial operations.
Built in 1975 and positioned on ±0.71 acres, the property offers over ±49 feet of frontage and visibility along Shady Trail. Access to I-35E, I-635, and Harry Hines Boulevard connects the facility with the broader Dallas–Fort Worth Metroplex. The layout supports office, showroom, service, and light industrial operations.
Key Highlights
- ±9,342 SF flex space on ±0.71 acres
- ±7,800 SF of finished office space and ±1,542 SF of warehouse space
- Recently renovated; originally built in 1975
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
$81,976
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
3.81%
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%
$1,639,520
$1.6M
Cap Rate 7%
$1,171,086
$1.2M
Cap Rate 9%
$910,844
$910.8K
Market Conditions
NOI Build-Up for 9,342 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
$140.1K $15.00/SF
− Vacancy
−$14.0K −$1.50/SF
EGI
$126.1K $13.50/SF
− OpEx
−$44.1K −$4.73/SF
NOI
$82.0K $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%
$1,639,520
Cap Rate 7%
$1,171,086
Cap Rate 9%
$910,844
Alternative Uses
Best Use
Office B
$7.67M
$6.71M – $8.95M
NOI $537,084 @ 7.0% cap · market cap 24.98%
Second Best
Flex RnD
$1.17M
$1.02M – $1.37M
NOI $81,976 @ 7.0% cap · market cap 3.81%
Theoretical Best
Office A
$11.21M
$9.81M – $13.08M
NOI $784,674 @ 7.0% cap · market cap 36.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,963
Businesses Nearby
Well-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
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Similar Off Market Nearby
- Great Endings Inc — 2433 Walnut Ridge St, Dallas, TX 75229
- Goodhart Coffee Catering of Dallas Fort Worth (DFW) — 2570 Southwell Rd, Dallas, TX 75229
- Totally Dvine — 11311 Harry Hines Blvd, Dallas, TX 75229, United States
Frequently Asked Questions
What type of property is this?
Flex space - Recently updated facility combining finished office areas, warehouse capacity, and secured outdoor storage.
Where is this flex space located?
The property is located at 11117 Shady Trail Dallas, TX.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: ±9,342 SF flex space on ±0.71 acres; ±7,800 SF of finished office space and ±1,542 SF of warehouse space; Recently renovated; originally built in 1975
