Building Details

Building Size 3,400 SF

Year Built 9999

Buildings 2

Units 1

Listing Agency: Red Farm Realty LLC M***@redfarmrealty.com Show Phone

Listed By: Matthew Stovall · License #0737174 Show Phone

Source: Vickiesteam

Added: Aug 13 Changed: Aug 14 Last Checked: Aug 17 at 11:02PM

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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 Red Farm Realty LLC

Investment Insights

Based on property information with market context.

This flex-space property includes approximately 3,400 square feet of warehouse space with a covered overhang and a separate office building measuring approximately 3,250 square feet. The detached office provides a distinct setting for administrative functions, while the warehouse and yard support equipment-oriented operations. The site contains just under 4 acres, primarily surfaced with caliche, creating substantial outdoor working and storage area.

Located at 13746 CR 495 in Hodges, Texas, the property sits north of the Abilene data center and near new data and solar projects north of Abilene. The site is unzoned, offering a straightforward physical setting for commercial operations subject to applicable requirements. Property showings are available by appointment, and the sale is offered as-is.

Key Highlights

• Approximately 3,400 SF warehouse with covered overhang
• Detached office building of approximately 3,250 SF
• Just under 4 acres, primarily caliche yard

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

$36,051

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

4.81%

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%

$721,020 $721.0K

Cap Rate 7%

$515,014 $515.0K

Cap Rate 9%

$400,567 $400.6K

Market Conditions

NOI Build-Up for 3,250 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

$56.5K $17.40/SF

− Vacancy

−$8.5K −$2.61/SF

EGI

$48.1K $14.79/SF

− OpEx

−$12.0K −$3.70/SF

NOI

$36.1K $11.09/SF

Area

Jones County, TX

Vacancy

15.00%

Lease Rate

$17.40 /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%

$721,020

Cap Rate 7%

$515,014

Cap Rate 9%

$400,567

Alternative Uses

Best Use

Office B

$515.0K

$450.6K – $600.9K (±1% cap)

NOI $36,051 @ 7.0% cap · market cap 4.81%

Second Best

Flex RnD

$391.5K

$342.5K – $456.7K (±1% cap)

NOI $27,403 @ 7.0% cap · market cap 3.65%

Theoretical Best

Office A

$725.6K

$634.9K – $846.6K (±1% cap)

NOI $50,794 @ 7.0% cap · market cap 6.77%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Suggested Use

Top Pick Law Firm

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

8

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 79525, TX

2,902

Population

1,241

Households

2.3

Avg Household Size

41

Median Age

15%

College-Educated

83%

High-School Grad

98.3 sq mi

ZIP Area

30

Density / Sq Mi

$88,972

Median Household Income

$36,157

Median Earnings

$593

Median Rent

$123,800

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

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What type of property is this? Where is this flex space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Flex space - Unzoned commercial property combines a warehouse, detached office building, and caliche yard.

Where is this flex space located?

The property is located at 13746 Cr 495 Hawley, TX.

What is the asking price?

The asking price for this property is $750,000.

What are key features of this property?

This property features: Approximately 3,400 SF warehouse with covered overhang; Detached office building of approximately 3,250 SF; Just under 4 acres, primarily caliche yard