Office Building with Open
For Sale
$2,200,000
Pending
11663 W Hwy 175, Crandall, TX 75114
CommercialSale, Crandall, TX
Property Size10,320 SF
Lot Size3.00 Acres
Days on Market706
Property Features for 11663 W Hwy 175
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Com
Parking features
Open
Subdivision
D WILKERSON
Directions
From Kaufman follow US-175 W to US-175 Frontage Rd in Crandall. Take the exit toward Farm to Market Rd 741 - Forney from US-175 W. Turn left onto FM741. Turn left onto US-175 Frontage Rd. Property is on your right.
Standard status
Pending
APN
15993
Size
10,320 SF
Lot size
3.00 Acres
Taxes and HOA fees
Tax Description
D WILKERSON PP# ID000-0080-84
Tax Annual Amount
12686
Legal Description
D WILKERSON PP# ID000-0080-84
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1995
Floors in Building
1
Number of units
1
Flooring type
Wood, Tile, Carpet
Roof type
Metal
Listing Agency:
United Country - Strategic Cli · United Real Estate
(214) 906-5265
Listed By:
Mike Jones
(469) 435-9588
Added: Sep 30, 2024
Changed: Aug 23
Last Checked: Sep 4 at 11:06PM
MLS# 14595930
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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 10,320-square-foot office building, constructed in 1995, occupies a three-acre property along US Hwy 175. The interior includes wood, tile, and carpet flooring, with central electric heating and central air conditioning. Open parking serves the site, while a metal roof and public water and sewer are also in place.
The building was previously operated as a day care center. The property information also identifies potential applicability for appliance, furniture and home furnishings retail; an art gallery or library; automobile parts and sales; beauty or barber services; a laundromat; and medical, dental, or professional clinic use. Its existing commercial improvements and highway setting provide a flexible office-oriented facility for a range of documented uses.
The building was previously operated as a day care center. The property information also identifies potential applicability for appliance, furniture and home furnishings retail; an art gallery or library; automobile parts and sales; beauty or barber services; a laundromat; and medical, dental, or professional clinic use. Its existing commercial improvements and highway setting provide a flexible office-oriented facility for a range of documented uses.
Key Highlights
- 10,320‑square‑foot office building on 3 acres
- Located along US Hwy 175 in Crandall, TX
- Built in 1995 with a metal roof
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
$177,616
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
8.07%
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%
$3,552,320
$3.6M
Cap Rate 7%
$2,537,371
$2.5M
Cap Rate 9%
$1,973,511
$2.0M
Market Conditions
NOI Build-Up for 10,320 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
$317.0K $30.72/SF
− Vacancy
−$80.2K −$7.77/SF
EGI
$236.8K $22.95/SF
− OpEx
−$59.2K −$5.74/SF
NOI
$177.6K $17.21/SF
Area
Kaufman County, TX
Vacancy
25.30%
Lease Rate
$30.72 /SF/Yr
Expense Ratio
25.00%
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%
$3,552,320
Cap Rate 7%
$2,537,371
Cap Rate 9%
$1,973,511
Alternative Uses
Best Use
Office B
$2.54M
$2.22M – $2.96M
NOI $177,616 @ 7.0% cap · market cap 8.07%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$129.88M
$113.65M – $151.53M
NOI $9,091,729 @ 7.0% cap · market cap 413.26%
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
125
Businesses Nearby
Explore this area
Business Placement
Demographics for 75114, TX
6,347
Population
2,416
Households
2.6
Avg Household Size
34
Median Age
16%
College-Educated
84%
High-School Grad
43.0 sq mi
ZIP Area
148
Density / Sq Mi
$88,839
Median Household Income
$46,000
Median Earnings
$1,652
Median Rent
$275,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Standalone commercial facility on three acres with public utilities and multiple interior finish types.
Where is this office building located?
The property is located at 11663 W Hwy 175 Crandall, TX.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 10,320‑square‑foot office building on 3 acres; Located along US Hwy 175 in Crandall, TX; Built in 1995 with a metal roof
