Flex Space with Overhead
New
For Sale
$525,000
1791 Arvel Circle, Reno, TX 76020
CommercialSale, Reno, TX
Property Size6,500 SF
Lot Size1.44 Acres
Price / SF$80.77
Days on Market4
Property Features for 1791 Arvel Circle
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C-2 Commercial District - General. Existing residential use is nonconforming. Buyer to verify permitted uses with City of Reno.
Parking features
Oversize, Garage, RV, Covered, Driveway
Subdivision
R & R Little Estates
Lot features
Acreage, Back Yard, Cleared, Corner Lot, Lawn, Level
Directions
Use 1791 Arvel Cir, Reno, TX 76020 for GPS. Property is at the corner of E Reno Rd FM 1542 and Arvel Cir. Current driveway access is from Arvel Cir.
Standard status
Active
APN
R000129715
Size
6,500 SF
Lot size
1.44 Acres
Taxes and HOA fees
Tax Description
Acres: 1.437, Lot: 2, Subd: R&R LITTLE ESTATES,
Tax Annual Amount
2426
Legal Description
Acres: 1.437, Lot: 2, Subd: R&R LITTLE ESTATES,
Utilities
Sewer type
Septic Tank
Cooling system
Central Air
Water source
Public
Building Details
Year built
1983
Floors in Building
2
Number of units
1
Flooring type
Concrete
Building materials
MetalSiding, SteelSiding
Roof type
Metal
Listing Agency:
The Costello Group, LLC
(817) 662-2716
Listed By:
Mark Costello · License #0666230
(225) 287-0883
Added: Sep 23
Last Checked: Sep 26 at 12:06PM
MLS# 21387146
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 6,500-square-foot flex property at 1791 Arvel Circle includes a metal building constructed in 1983 on 1.437 acres. The improvements feature a primary workshop with an overhead crane, 3-phase power, 600-amp electrical service, compressed-air connections, and multiple roll-up doors, including one measuring 16 feet. A second workshop, garage, staging area, work and storage rooms, finished office or flex rooms, restrooms, central HVAC in several office areas, and an upper-level loft add functional variety. The property also includes a covered gravel area for work or storage, oversized and covered parking, a driveway, and RV parking.
The site is positioned at the corner of E Reno Rd FM 1542 and Arvel Cir in Reno, TX, with frontage, open land, and room for parking, circulation, outdoor storage, or future commercial development. It is zoned C-2 Commercial District - General, served by public water and a septic tank, and has a metal roof with concrete flooring.
The site is positioned at the corner of E Reno Rd FM 1542 and Arvel Cir in Reno, TX, with frontage, open land, and room for parking, circulation, outdoor storage, or future commercial development. It is zoned C-2 Commercial District - General, served by public water and a septic tank, and has a metal roof with concrete flooring.
Key Highlights
- 1.437‑acre C‑2‑zoned flex property in Reno, TX
- 6,500‑square‑foot metal building constructed in 1983
- Main workshop includes an overhead crane, 3‑phase power, and 600‑amp electrical service
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
$33,180
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
6.32%
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%
$663,600
$663.6K
Cap Rate 7%
$474,000
$474.0K
Cap Rate 9%
$368,667
$368.7K
Market Conditions
NOI Build-Up for 6,500 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
$52.3K $8.04/SF
− Vacancy
−$4.9K −$0.75/SF
EGI
$47.4K $7.29/SF
− OpEx
−$14.2K −$2.19/SF
NOI
$33.2K $5.10/SF
Area
Lamar County, TX
Vacancy
9.30%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
30.00%
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%
$663,600
Cap Rate 7%
$474,000
Cap Rate 9%
$368,667
Alternative Uses
Best Use
Industrial
$474.0K
$414.8K – $553.0K
NOI $33,180 @ 7.0% cap · market cap 6.32%
Second Best
Flex RnD
$440.1K
$385.1K – $513.5K
NOI $30,810 @ 7.0% cap · market cap 5.87%
Theoretical Best
Hotel Hospitality
$4.90M
$4.28M – $5.71M
NOI $342,713 @ 7.0% cap · market cap 65.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
30
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 76020, TX
33,469
Population
13,355
Households
2.5
Avg Household Size
42
Median Age
20%
College-Educated
89%
High-School Grad
64.9 sq mi
ZIP Area
516
Density / Sq Mi
$91,000
Median Household Income
$48,559
Median Earnings
$1,246
Median Rent
$272,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Metal commercial building with workshop, office, storage, and outdoor work areas on a C-2-zoned site.
Where is this flex space located?
The property is located at 1791 Arvel Circle Reno, TX.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 1.437‑acre C‑2‑zoned flex property in Reno, TX; 6,500‑square‑foot metal building constructed in 1983; Main workshop includes an overhead crane, 3‑phase power, and 600‑amp electrical service
