Flex Office/Warehouse
For Sale
$2,250,000
13550 Vargon Street Dallas, Dallas, TX 75243
Two-unit flex building with office and warehouse areas, with one unit leased and one owner-occupied.
Property Size7,920 SF
Days on Market48
Property Features for 13550 Vargon Street Dallas
General Information
Standard status
Active
Size
7,920 SF
Zoning
warehouse,industrial,office
Taxes and HOA fees
Annual Taxes
$13,808
Building Details
Building Size
7,920 SF
Year Built
1979
Stories
1
Listing Agency:
Opt
(800) 683-5651
Listed By:
Luagny Jomarron
(800) 683-5651
Source:
Jparhouston
Added: Jul 14
Changed: Aug 28
Last Checked: Aug 29 at 6:49AM
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 Opt
Investment Insights
Based on property information with market context.
This is a two-unit flex office/warehouse building, with each unit featuring both office and warehouse areas. The property is arranged to support combined work and storage needs within the same suite.
One unit is currently leased to a mechanic shop, while the other unit is used by the owner. The building is offered for sale.
With office and warehouse space within both units, the layout can accommodate tenants seeking a ready-to-operate setup for business use requiring both administrative and operational areas.
One unit is currently leased to a mechanic shop, while the other unit is used by the owner. The building is offered for sale.
With office and warehouse space within both units, the layout can accommodate tenants seeking a ready-to-operate setup for business use requiring both administrative and operational areas.
Key Highlights
- 2‑unit flex building built in 1979
- Each unit includes office and warehouse areas
- One unit is leased to a mechanic shop
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
$83,398
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
3.71%
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%
$1,667,960
$1.7M
Cap Rate 7%
$1,191,400
$1.2M
Cap Rate 9%
$926,644
$926.6K
Market Conditions
NOI Build-Up for 7,920 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
$142.6K $18.00/SF
− Vacancy
−$14.3K −$1.80/SF
EGI
$128.3K $16.20/SF
− OpEx
−$44.9K −$5.67/SF
NOI
$83.4K $10.53/SF
Area
ZIP 75243
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,667,960
Cap Rate 7%
$1,191,400
Cap Rate 9%
$926,644
Alternative Uses
Best Use
Flex RnD
$1.19M
$1.04M – $1.39M
NOI $83,398 @ 7.0% cap · market cap 3.71%
Second Best
Warehouse
$783.3K
$685.4K – $913.9K
NOI $54,832 @ 7.0% cap · market cap 2.44%
Theoretical Best
Office A
$8.67M
$7.59M – $10.11M
NOI $606,824 @ 7.0% cap · market cap 26.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,219
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75243, TX
62,273
Population
31,577
Households
2
Avg Household Size
34
Median Age
34%
College-Educated
86%
High-School Grad
9.2 sq mi
ZIP Area
6,769
Density / Sq Mi
$50,357
Median Household Income
$33,760
Median Earnings
$1,226
Median Rent
$359,100
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-unit flex building with office and warehouse areas, with one unit leased and one owner-occupied.
Where is this flex space located?
The property is located at 13550 Vargon Street Dallas Dallas, TX.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: 2‑unit flex building built in 1979; Each unit includes office and warehouse areas; One unit is leased to a mechanic shop
