Building Details

Year Built 9999

Buildings 2

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

Listed By: Matthew Stovall · License #0737174

Source: Minteerteam

Added: Jul 21 Changed: Aug 29 Last Checked: Aug 26 at 9:35AM

Report an Issue

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 combines a warehouse and separate office improvement within a predominantly caliche-covered yard. The approximately 3,400-square-foot warehouse includes a covered overhang that provides sheltered space for large equipment, loading activity, or work operations. A detached office building of approximately 3,250 square feet supports administrative functions and can accommodate multiple offices, allowing office and industrial activities to operate from distinct improvements.

The property encompasses just under 4 acres at 13746 County Road 495 in Hodges, Texas. Its setting is north of the Abilene data center and near data and solar projects north of Abilene. The expansive yard provides room for equipment storage and vehicle maneuvering, with additional area for future expansion. The property is sold as-is and shown by appointment only.

Key Highlights

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

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

$37,714

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

5.03%

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%

$754,280 $754.3K

Cap Rate 7%

$538,771 $538.8K

Cap Rate 9%

$419,044 $419.0K

Market Conditions

NOI Build-Up for 3,400 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

$59.2K $17.40/SF

− Vacancy

−$8.9K −$2.61/SF

EGI

$50.3K $14.79/SF

− OpEx

−$12.6K −$3.70/SF

NOI

$37.7K $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%

$754,280

Cap Rate 7%

$538,771

Cap Rate 9%

$419,044

Alternative Uses

Best Use

Office B

$538.8K

$471.4K – $628.6K (±1% cap)

NOI $37,714 @ 7.0% cap · market cap 5.03%

Second Best

Flex RnD

$409.5K

$358.4K – $477.8K (±1% cap)

NOI $28,668 @ 7.0% cap · market cap 3.82%

Theoretical Best

Office A

$759.1K

$664.2K – $885.6K (±1% cap)

NOI $53,138 @ 7.0% cap · market cap 7.09%

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

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

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?

Ask Rey about this property ...

Similar For Sale Nearby

Flex Space with Covered Warehouse Overhang

Hawley, TX 79525

$750,000

3,400 SF

View details

Conventional Restaurant with Kitchen Equipment

735 Ave E, Hawley, TX 79525

$205,000

View details

Frequently Asked Questions

What type of property is this?

Flex space - Functional commercial compound combining a warehouse, detached offices, and substantial outdoor area for industrial operations.

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: Just under 4 acres of primarily caliche yard; Approximately 3,400‑square‑foot warehouse with covered overhang; Detached office building of approximately 3,250 square feet