Two Single-Story Office
For Sale
$875,000
1311/1313 W Abram Street, Arlington, TX 76013
Two well-maintained single-story office buildings offered together with reception, private offices, conference space, and parking.
Property Size4,098 SF
Price / SF$213.52
Days on Market17
Property Features for 1311/1313 W Abram Street
General Information
Standard status
Active
Size
4,098 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1938
Stories
1
Listing Agency:
Compass RE Texas, LLC.
(817) 235-4535
Listed By:
Jamie Adams · License #0358381
(817) 235-4535
Source:
Vickiesteam
Added: Jul 22
Changed: Jul 23
Last Checked: Aug 7 at 9:29AM
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 Compass RE Texas, LLC.
Investment Insights
Based on property information with market context.
Offered as a package, this property includes two well-maintained single-story office buildings totaling approximately 4,098 SF. Interiors feature a welcoming reception area, private offices, conference space, break areas, and beautifully refinished maple wood flooring, combining updated finishes with original character. The flexible layout supports a range of professional office needs.
The buildings are situated on W Abram Street with excellent visibility and are located just south of I-30, providing convenient access to major highways. The property is also positioned for easy reach to Downtown Arlington, the courthouse, and UTA.
The site provides front-entry and rear surface parking, supporting practical client and staff access while keeping maintenance straightforward.
The buildings are situated on W Abram Street with excellent visibility and are located just south of I-30, providing convenient access to major highways. The property is also positioned for easy reach to Downtown Arlington, the courthouse, and UTA.
The site provides front-entry and rear surface parking, supporting practical client and staff access while keeping maintenance straightforward.
Key Highlights
- Two well‑maintained single‑story office buildings offered together, totaling approximately 4,098 SF
- Built in 1938 and positioned on W Abram Street just south of I‑30
- Interior includes a reception area, private offices, conference space, and break areas
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
$63,437
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
7.25%
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%
$1,268,740
$1.3M
Cap Rate 7%
$906,243
$906.2K
Cap Rate 9%
$704,856
$704.9K
Market Conditions
NOI Build-Up for 4,098 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
$98.4K $24.00/SF
− Vacancy
−$13.8K −$3.36/SF
EGI
$84.6K $20.64/SF
− OpEx
−$21.1K −$5.16/SF
NOI
$63.4K $15.48/SF
Area
Arlington, TX
Vacancy
14.00%
Lease Rate
$24.00 /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%
$1,268,740
Cap Rate 7%
$906,243
Cap Rate 9%
$704,856
Alternative Uses
Best Use
Office B
$906.2K
$793.0K – $1.06M
NOI $63,437 @ 7.0% cap · market cap 7.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,583 @ 7.0% cap · market cap 9.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
613
Businesses Nearby
Explore this area
Business Placement
Demographics for 76013, TX
36,535
Population
14,431
Households
2.5
Avg Household Size
32
Median Age
43%
College-Educated
91%
High-School Grad
9.0 sq mi
ZIP Area
4,059
Density / Sq Mi
$67,333
Median Household Income
$31,613
Median Earnings
$1,267
Median Rent
$287,000
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?
Office building - Two well-maintained single-story office buildings offered together with reception, private offices, conference space, and parking.
Where is this office building located?
The property is located at 1311/1313 W Abram Street Arlington, TX.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Two well‑maintained single‑story office buildings offered together, totaling approximately 4,098 SF; Built in 1938 and positioned on W Abram Street just south of I‑30; Interior includes a reception area, private offices, conference space, and break areas
