Flex Units with Office and
For Sale
$210,000
11130 State Highway 205 #110, Lavon, TX 75166
Flex units combine warehouse space with built-in office amenities for contractor, showroom, and warehousing operations.
Property Size790 SF
Price / SF$265.82
Days on Market73
Property Features for 11130 State Highway 205 #110
General Information
Standard status
Active
Size
790 SF
Property subtype
Commercial
Zoning
Commercial
Site & Location
Traffic Count
40,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
790 SF
Year Built
2026
Stories
1
Units
1
Listing Agency:
JBRE Group
(704) 458-2085
Listed By:
Marie Gajkowski · License #0829043
(704) 458-2085
Source:
Signaturere
Added: Jun 4
Changed: Aug 7
Last Checked: Aug 14 at 1:55PM
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 JBRE Group
Investment Insights
Based on property information with market context.
The property is a flex-space development offering individual units that include office space, a half bath, and HVAC service in the office and restroom areas. Each unit includes the option to extend HVAC throughout the warehouse portion if desired, giving tenants and owners flexibility in how the space is configured and conditioned. Additional office space can also be added to better fit specific operating needs.
The project is being developed along State Highway 205 with frontage that supports visibility and exposure. Buildings A and C are currently under construction, with two units of this size anticipated to be available this summer. Buildings B and D are planned for future development. POA dues cover water, trash, septic services, and maintenance of all common areas, while electricity is described as being managed by the owner.
For buyers and operators looking for a combined work-and-office environment, these units are positioned for a range of uses including office, warehouse, contractor, showroom, or flex-space operations. With HVAC included for the office and restroom areas and the option to extend it, the layout supports both client-facing and back-of-house needs while keeping operating systems centralized to the unit’s core areas.
The project is being developed along State Highway 205 with frontage that supports visibility and exposure. Buildings A and C are currently under construction, with two units of this size anticipated to be available this summer. Buildings B and D are planned for future development. POA dues cover water, trash, septic services, and maintenance of all common areas, while electricity is described as being managed by the owner.
For buyers and operators looking for a combined work-and-office environment, these units are positioned for a range of uses including office, warehouse, contractor, showroom, or flex-space operations. With HVAC included for the office and restroom areas and the option to extend it, the layout supports both client-facing and back-of-house needs while keeping operating systems centralized to the unit’s core areas.
Key Highlights
- Flex units combine warehouse space with built‑in office amenities, plus an option to add additional office space
- Each flex unit includes office space and a half bath
- HVAC is included in the office and restroom area, with an option to extend HVAC throughout the warehouse
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
$10,019
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
4.77%
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%
$200,380
$200.4K
Cap Rate 7%
$143,129
$143.1K
Cap Rate 9%
$111,322
$111.3K
Market Conditions
NOI Build-Up for 790 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
$17.3K $21.96/SF
− Vacancy
−$4.0K −$5.05/SF
EGI
$13.4K $16.91/SF
− OpEx
−$3.3K −$4.23/SF
NOI
$10.0K $12.68/SF
Area
Collin County, TX
Vacancy
23.00%
Lease Rate
$21.96 /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%
$200,380
Cap Rate 7%
$143,129
Cap Rate 9%
$111,322
Alternative Uses
Best Use
Industrial
$785.0K
$686.9K – $915.8K
NOI $54,949 @ 7.0% cap · market cap 26.17%
Second Best
Office B
$143.1K
$125.2K – $167.0K
NOI $10,019 @ 7.0% cap · market cap 4.77%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
40,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75166, TX
5,457
Population
2,186
Households
2.5
Avg Household Size
35
Median Age
36%
College-Educated
96%
High-School Grad
12.9 sq mi
ZIP Area
423
Density / Sq Mi
$129,130
Median Household Income
$60,916
Median Earnings
$1,780
Median Rent
$385,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flex units combine warehouse space with built-in office amenities for contractor, showroom, and warehousing operations.
Where is this flex space located?
The property is located at 11130 State Highway 205 #110 Lavon, TX.
What is the asking price?
The asking price for this property is $210,000.
What are key features of this property?
This property features: Flex units combine warehouse space with built‑in office amenities, plus an option to add additional office space; Each flex unit includes office space and a half bath; HVAC is included in the office and restroom area, with an option to extend HVAC throughout the warehouse
