New Flex Office/Warehouse
For Sale
Contact for pricing
1524 Pawling Dr, Horizon City, TX 79928
20,000 sq ft flex space in Horizon City, TX.
Property Size20,000 SF
Price / SF$174.95
Days on Market757
Property Features for 1524 Pawling Dr
General Information
Standard status
Active
Size
20,000 SF
Class
A
Property subtype
Office, Retail, Special Purpose
Zoning
Commercial
Lease Type
NNN
Investment Type
Owner/User
Building Details
Year Built
2024
Year Renovated
2025
Buildings
1
Stories
1
Units
10
Listing Agency:
Wolf Investment Trust LLC
Listed By:
George Dipp · License #Principal
(915) 858-3100
Source:
Crexi
Added: Aug 9, 2024
Changed: Aug 14
Last Checked: Aug 31 at 8:57AM
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 Wolf Investment Trust LLC
Investment Insights
Based on property information with market context.
Located at 1524 Pawling Dr in Horizon City, TX, near the intersection of Darington and Oxbow, this freestanding office and warehouse facility offers a modern aesthetic with desert landscaping. The property features a 20,000 square foot building, which is subdivided into ten 2000 square foot units. These units can be leased individually or combined to occupy the entire property. The building has a minimum ceiling height of 24 feet. Each unit includes high bay LED lighting, tall roll-up doors, industrial 3-phase power, and Carrier 7.5-ton HVAC units. A new 35-year warranty TPO roof with integrated insulation enhances energy efficiency. The property provides access to public transportation and ample on-site and street parking. The surrounding commercial area includes retailers and dining establishments such as Walmart Supercenter, Ross Dress for Less, Dollar Tree, Big Lots, PetSmart, Ulta Beauty, GameStop, Marshalls, Sally Beauty, Famous Footwear, Subway, Starbucks, Chick-fil-A, and Verizon Wireless, all within a quarter-mile radius. This flex office/warehouse space is suitable for businesses seeking a dynamic location with modern amenities and versatile configurations.
Key Highlights
- Brand new 20,000 sq ft flex office/warehouse facility divisible into ten 2,000 sq ft units, offering flexible space configurations.
- High‑quality amenities including high bay LED lighting, tall roll‑up doors, industrial 3‑phase power, and Carrier 7.5‑ton HVAC units in each unit.
- Convenient location in Horizon City, TX with easy access to public transportation and proximity to major retailers and dining establishments.
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
$111,353
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
3.18%
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%
$2,227,060
$2.2M
Cap Rate 7%
$1,590,757
$1.6M
Cap Rate 9%
$1,237,256
$1.2M
Market Conditions
NOI Build-Up for 20,000 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
$199.2K $9.96/SF
− Vacancy
−$27.9K −$1.39/SF
EGI
$171.3K $8.57/SF
− OpEx
−$60.0K −$3.00/SF
NOI
$111.4K $5.57/SF
Area
ZIP 79928
Vacancy
14.00%
Lease Rate
$9.96 /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%
$2,227,060
Cap Rate 7%
$1,590,757
Cap Rate 9%
$1,237,256
Alternative Uses
Best Use
Flex RnD
$1.59M
$1.39M – $1.86M
NOI $111,353 @ 7.0% cap · market cap 3.18%
Second Best
Industrial
$1.35M
$1.18M – $1.57M
NOI $94,395 @ 7.0% cap · market cap 2.70%
Theoretical Best
Office A
$3.50M
$3.06M – $4.08M
NOI $244,800 @ 7.0% cap · market cap 7.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
449
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 79928, TX
78,971
Population
24,841
Households
3.2
Avg Household Size
29
Median Age
24%
College-Educated
85%
High-School Grad
209.9 sq mi
ZIP Area
376
Density / Sq Mi
$73,704
Median Household Income
$37,406
Median Earnings
$1,145
Median Rent
$188,600
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 - 20,000 sq ft flex space in Horizon City, TX.
Where is this flex space located?
The property is located at 1524 Pawling Dr Horizon City, TX.
What is the asking price?
The asking price for this property is $3,499,000.
What are key features of this property?
This property features: Brand new 20,000 sq ft flex office/warehouse facility divisible into ten 2,000 sq ft units, offering flexible space configurations.; High‑quality amenities including high bay LED lighting, tall roll‑up doors, industrial 3‑phase power, and Carrier 7.5‑ton HVAC units in each unit.; Convenient location in Horizon City, TX with easy access to public transportation and proximity to major retailers and dining establishments.
