Multi-Tenant Office
For Sale
Contact for pricing
1321 W RANDOL MILL RD, Arlington, TX 76012
Occupied office property with multiple tenants, covered parking, and an efficient layout.
Property Size9,532 SF
Price / SF$182.54
Days on Market15
Property Features for 1321 W RANDOL MILL RD
General Information
Standard status
Active
Size
9,532 SF
Property subtype
OFFICE
Occupancy
96%
Building Details
Tenancy
Multi
Listing Agency:
STRIVE
(469) 844-8880
Listed By:
Andrew Robeson
(469) 844-8049
Source:
Moodyscre
Added: Aug 20
Changed: Aug 31
Last Checked: Sep 2 at 5:33PM
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.
Safe Harbor Center is a 9,532-square-foot office building configured for multiple tenants and currently reported as 96% occupied. The property includes covered parking, tenant amenities, and an efficient layout. Russ Ross Financial, Green Star Environmental, and IIATC have occupied space since 2012.
The building is located at 1321 W Randol Mill Rd in Arlington, Texas, near the Arlington entertainment and medical districts. Texas Health Hospital, Medical City Arlington, AT&T Stadium, Globe Life Field, Choctaw Stadium, and the University of Texas at Arlington are among the nearby employers and destinations identified for the area.
The property also offers flexibility for an owner-user to occupy a portion of the building while retaining rental income from other suites. Existing leases may provide an opportunity to transition toward a more landlord-favorable structure.
The building is located at 1321 W Randol Mill Rd in Arlington, Texas, near the Arlington entertainment and medical districts. Texas Health Hospital, Medical City Arlington, AT&T Stadium, Globe Life Field, Choctaw Stadium, and the University of Texas at Arlington are among the nearby employers and destinations identified for the area.
The property also offers flexibility for an owner-user to occupy a portion of the building while retaining rental income from other suites. Existing leases may provide an opportunity to transition toward a more landlord-favorable structure.
Key Highlights
- 9,532‑square‑foot multi‑tenant office complex
- 96% occupied
- Covered parking available on site
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
$147,555
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
8.48%
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%
$2,951,100
$3.0M
Cap Rate 7%
$2,107,929
$2.1M
Cap Rate 9%
$1,639,500
$1.6M
Market Conditions
NOI Build-Up for 9,532 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
$228.8K $24.00/SF
− Vacancy
−$32.0K −$3.36/SF
EGI
$196.7K $20.64/SF
− OpEx
−$49.2K −$5.16/SF
NOI
$147.6K $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%
$2,951,100
Cap Rate 7%
$2,107,929
Cap Rate 9%
$1,639,500
Alternative Uses
Best Use
Office B
$2.11M
$1.84M – $2.46M
NOI $147,555 @ 7.0% cap · market cap 8.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.81M
$2.46M – $3.28M
NOI $196,740 @ 7.0% cap · market cap 11.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
96%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,287
Businesses Nearby
Explore this area
Business Placement
Demographics for 76012, TX
27,080
Population
11,538
Households
2.3
Avg Household Size
40
Median Age
43%
College-Educated
90%
High-School Grad
8.2 sq mi
ZIP Area
3,302
Density / Sq Mi
$84,468
Median Household Income
$44,933
Median Earnings
$1,307
Median Rent
$292,200
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 - Occupied office property with multiple tenants, covered parking, and an efficient layout.
Where is this office building located?
The property is located at 1321 W RANDOL MILL RD Arlington, TX.
What is the asking price?
The asking price for this property is $1,740,000.
What are key features of this property?
This property features: 9,532‑square‑foot multi‑tenant office complex; 96% occupied; Covered parking available on site
