Flex Warehouse with Office
For Sale
$581,000
1711 1711 S Lake Harris Rd, White Oak, TX 75693
Two-building flex property with storefront offices, full kitchen, and warehouse space with a loading dock.
Property Size5,120 SF
Lot Size2.41 Acres
Price / SF$113.48
Days on Market355
Property Features for 1711 1711 S Lake Harris Rd
General Information
Standard status
Active
Size
5,120 SF
Lot size
2.41 Acres
Property subtype
General Commercial
Amenities
3
Building Details
Year Built
1991
Listing Agency:
Ramsey Realty Group
(903) 759-3333
Listed By:
Janti Patel · License #0702321
(903) 241-8955
Source:
Xome
Added: Sep 17, 2025
Changed: Sep 2
Last Checked: Sep 6 at 5:18AM
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 Ramsey Realty Group
Investment Insights
Based on property information with market context.
This for-sale flex property in White Oak, TX includes two buildings totaling approximately 6,920 square feet on 2.41 acres. The main building features a storefront entrance, several private offices, a restroom, and a breakroom with a full kitchen. The rear portion provides warehouse and storage space supported by a loading dock, suited to inventory, distribution, or light manufacturing use.
A second building of approximately 1,800 square feet is currently leased on a month-to-month basis, offering flexibility for the next owner. The property is described as having generous parking and strong visibility, with room for future expansion.
Overall, the layout combines customer-facing office space with warehouse functionality under one ownership, with an additional leased building on site.
A second building of approximately 1,800 square feet is currently leased on a month-to-month basis, offering flexibility for the next owner. The property is described as having generous parking and strong visibility, with room for future expansion.
Overall, the layout combines customer-facing office space with warehouse functionality under one ownership, with an additional leased building on site.
Key Highlights
- Two‑building commercial property on 2.41 acres in White Oak, TX.
- Main building: 5,120 SF with storefront entrance, private offices, restroom, and breakroom with a full kitchen.
- Main building includes rear warehouse/storage space with a loading dock for inventory, distribution, or light manufacturing.
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
$36,317
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
6.25%
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%
$726,340
$726.3K
Cap Rate 7%
$518,814
$518.8K
Cap Rate 9%
$403,522
$403.5K
Market Conditions
NOI Build-Up for 5,120 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
$46.7K $9.12/SF
− Vacancy
−$4.0K −$0.78/SF
EGI
$42.7K $8.34/SF
− OpEx
−$6.4K −$1.25/SF
NOI
$36.3K $7.09/SF
Area
Gregg County, TX
Vacancy
8.50%
Lease Rate
$9.12 /SF/Yr
Expense Ratio
15.00%
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%
$726,340
Cap Rate 7%
$518,814
Cap Rate 9%
$403,522
Alternative Uses
Best Use
Warehouse
$518.8K
$454.0K – $605.3K
NOI $36,317 @ 7.0% cap · market cap 6.25%
Second Best
Industrial
$427.3K
$373.9K – $498.5K
NOI $29,908 @ 7.0% cap · market cap 5.15%
Theoretical Best
Hotel Hospitality
$3.86M
$3.37M – $4.50M
NOI $269,952 @ 7.0% cap · market cap 46.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
182
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75693, TX
6,512
Population
2,366
Households
2.8
Avg Household Size
37
Median Age
19%
College-Educated
91%
High-School Grad
10.3 sq mi
ZIP Area
632
Density / Sq Mi
$86,326
Median Household Income
$36,887
Median Earnings
$1,131
Median Rent
$208,600
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 - Two-building flex property with storefront offices, full kitchen, and warehouse space with a loading dock.
Where is this flex space located?
The property is located at 1711 1711 S Lake Harris Rd White Oak, TX.
What is the asking price?
The asking price for this property is $581,000.
What are key features of this property?
This property features: Two‑building commercial property on 2.41 acres in White Oak, TX.; Main building: 5,120 SF with storefront entrance, private offices, restroom, and breakroom with a full kitchen.; Main building includes rear warehouse/storage space with a loading dock for inventory, distribution, or light manufacturing.
