Multi-Unit Industrial Flex
For Sale
$1,000,000
11403 INTERSTATE 40, Amarillo, TX 79124
Two buildings with six separately metered units, each combining office space with shop areas and overhead garage doors.
Property Size13,600 SF
Lot Size1.18 Acres
Price / SF$73.53
Days on Market120
Property Features for 11403 INTERSTATE 40
General Information
Standard status
Active
Size
13,600 SF
Lot size
1.18 Acres
Property subtype
General Commercial
Occupancy
100%
Additional Details
Business Included
Yes
Heavy Power
Yes
Office Units
6
Amenities
3
US Highway.
Building Details
Year Built
2000
Tenancy
Multi
Listing Agency:
Keller Williams Realty Amarillo
(817) 929-2988
Listed By:
Jose Robles
(817) 929-2988
Source:
Xome
Added: Apr 26
Changed: Aug 12
Last Checked: Aug 23 at 3:47AM
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 Keller Williams Realty Amarillo
Investment Insights
Based on property information with market context.
This property consists of two industrial flex buildings totaling approximately 13,600 rentable square feet across six units. Each unit includes office space, a shop area, a restroom, and an overhead garage door, with 220V electrical service. The units are approximately 71' x 25' each (approximate), and all are separately metered and serviced by well and septic. Parking and maneuvering areas support tenant access and day-to-day operations.
Located on West Interstate 40 frontage in Amarillo, Texas, the site is positioned for strong visibility and convenient interstate access. The configuration provides a practical setup for tenants looking for both office functionality and warehouse or flex space under one roof, with overhead doors to support loading and service needs.
For buyers and owner-users, the property offers an income-producing setup with all six units fully occupied on month-to-month leases, while still retaining flexibility for future use. The combination of individual unit utilities, overhead garage access, and dedicated office/shop layouts can make this a workable option for a range of commercial uses that require both customer-facing space and operational space.
Located on West Interstate 40 frontage in Amarillo, Texas, the site is positioned for strong visibility and convenient interstate access. The configuration provides a practical setup for tenants looking for both office functionality and warehouse or flex space under one roof, with overhead doors to support loading and service needs.
For buyers and owner-users, the property offers an income-producing setup with all six units fully occupied on month-to-month leases, while still retaining flexibility for future use. The combination of individual unit utilities, overhead garage access, and dedicated office/shop layouts can make this a workable option for a range of commercial uses that require both customer-facing space and operational space.
Key Highlights
- 1.18‑acre commercial property on I‑40 frontage in Amarillo with two buildings and approx. 13,600 SF rentable across 6 units
- All six units are fully occupied on month‑to‑month leases, supporting immediate cash flow and lease flexibility
- Each unit includes office space, shop area, restroom, and overhead garage doors, plus 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
6
Office units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
60
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 buildings with six separately metered units, each combining office space with shop areas and overhead garage doors.
Where is this flex space located?
The property is located at 11403 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 commercial property on I‑40 frontage in Amarillo with two buildings and approx. 13,600 SF rentable across 6 units; All six units are fully occupied on month‑to‑month leases, supporting immediate cash flow and lease flexibility; Each unit includes office space, shop area, restroom, and overhead garage doors, plus 220V electrical service
