Flex Space with Private
For Sale
Contact for pricing
11166 Ables Ln, Dallas, TX 75229
Flex space with private bathrooms in every suite and easy access to I-35 via Walnut Hill and Royal Lane.
Property Size13,050 SF
Price / SF$199.23
Days on Market362
Property Features for 11166 Ables Ln
General Information
Standard status
Active
Size
13,050 SF
Property subtype
INDUSTRIAL
Additional Details
Highway Access
Yes
Amenities
Private Bathroom
Listing Agency:
STRIVE
(469) 844-8022
Listed By:
Hudson Springer
(469) 844-8022
Source:
Moodyscre
Added: Sep 5, 2025
Changed: Jul 30
Last Checked: Aug 31 at 2:27AM
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 STRIVE
Investment Insights
Based on property information with market context.
This flex space offering includes smaller suite sizes of 1,305 SF, designed to be easier to lease. Approximately 10% of the finished area is office and 90% is warehouse finish out, and every suite includes a private bathroom.
The property is positioned in a Dallas infill industrial trade area between Harry Hines and Stemmons Fwy, just south of Royal Lane, with easy access to I-35 via both Walnut Hill and Royal Lane. Submarket occupancy is stated at 94%, with a 3.5% increase in market rents referenced in the remarks.
Seller financing is noted as available. The total property size is listed as 13,050 SF, and the surrounding 5-mile population is reported to be over 250,000 people.
The property is positioned in a Dallas infill industrial trade area between Harry Hines and Stemmons Fwy, just south of Royal Lane, with easy access to I-35 via both Walnut Hill and Royal Lane. Submarket occupancy is stated at 94%, with a 3.5% increase in market rents referenced in the remarks.
Seller financing is noted as available. The total property size is listed as 13,050 SF, and the surrounding 5-mile population is reported to be over 250,000 people.
Key Highlights
- 13,050 SF total property size
- 1,305 SF suite sizes
- Every suite includes a private bathroom
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
$114,514
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
4.40%
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%
$2,290,280
$2.3M
Cap Rate 7%
$1,635,914
$1.6M
Cap Rate 9%
$1,272,378
$1.3M
Market Conditions
NOI Build-Up for 13,050 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
$195.8K $15.00/SF
− Vacancy
−$19.6K −$1.50/SF
EGI
$176.2K $13.50/SF
− OpEx
−$61.7K −$4.73/SF
NOI
$114.5K $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%
$2,290,280
Cap Rate 7%
$1,635,914
Cap Rate 9%
$1,272,378
Alternative Uses
Best Use
Flex RnD
$1.64M
$1.43M – $1.91M
NOI $114,514 @ 7.0% cap · market cap 4.40%
Second Best
Warehouse
$1.29M
$1.13M – $1.51M
NOI $90,348 @ 7.0% cap · market cap 3.47%
Theoretical Best
Office A
$15.66M
$13.70M – $18.27M
NOI $1,096,125 @ 7.0% cap · market cap 42.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,389
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 Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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
- 9 Rabbits Bakery — 2546 Royal Ln, Dallas, TX 75229
Frequently Asked Questions
What type of property is this?
Flex space - Flex space with private bathrooms in every suite and easy access to I-35 via Walnut Hill and Royal Lane.
Where is this flex space located?
The property is located at 11166 Ables Ln Dallas, TX.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: 13,050 SF total property size; 1,305 SF suite sizes; Every suite includes a private bathroom
