Brick Office Building on Corner
For Sale
$2,900,000
2101 E Randol Mill Rd, Arlington, TX 76011
Corner-lot office building with leased income and event parking to support high-activity venues nearby.
Property Size6,336 SF
Price / SF$457.70
Days on Market100
Property Features for 2101 E Randol Mill Rd
General Information
Standard status
Active
Size
6,336 SF
Building Details
Year Built
1996
Listing Agency:
IAM Realty Group
Listed By:
Brad Roberts · License #0599307
(469) 245-7987
Source:
Heritance
Added: Jun 13
Changed: Sep 15
Last Checked: Sep 19 at 2:00PM
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 IAM Realty Group
Investment Insights
Based on property information with market context.
This rare income-producing commercial property sits on a corner lot and includes a 6,336-square-foot brick office building. The building is configured for office use and generates revenue through existing office lease income, along with parking tied to major-area events.
The site is located in Arlington’s Entertainment District near Globe Life Field, AT&T Stadium, and Choctaw Stadium. In addition to regular game-day activity for the Texas Rangers and Dallas Cowboys, the surrounding venues host major special events, including FIFA World Cup Soccer and INDYCAR Grand Prix racing scheduled for 2026. The property is also near Six Flags Texas, Hurricane Harbor, Texas Live, the Arlington Convention Center, and the National Medal of Honor Museum, with Lowes Hotel and additional entertainment options in the broader area.
For tenants, this property offers a dedicated office facility within an entertainment-driven market where event parking contributes to the site’s overall income profile. For buyers and operators, the combination of an income-producing office component and an event-driven parking use may appeal to those seeking a commercially active property with revenue streams connected to the nearby stadium calendar.
The site is located in Arlington’s Entertainment District near Globe Life Field, AT&T Stadium, and Choctaw Stadium. In addition to regular game-day activity for the Texas Rangers and Dallas Cowboys, the surrounding venues host major special events, including FIFA World Cup Soccer and INDYCAR Grand Prix racing scheduled for 2026. The property is also near Six Flags Texas, Hurricane Harbor, Texas Live, the Arlington Convention Center, and the National Medal of Honor Museum, with Lowes Hotel and additional entertainment options in the broader area.
For tenants, this property offers a dedicated office facility within an entertainment-driven market where event parking contributes to the site’s overall income profile. For buyers and operators, the combination of an income-producing office component and an event-driven parking use may appeal to those seeking a commercially active property with revenue streams connected to the nearby stadium calendar.
Key Highlights
- 1996‑built corner‑lot office building with 6,336 SF brick exterior
- .731‑acre property in Arlington Entertainment District
- Income‑producing via office lease revenue
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
$98,081
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
3.38%
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%
$1,961,620
$2.0M
Cap Rate 7%
$1,401,157
$1.4M
Cap Rate 9%
$1,089,789
$1.1M
Market Conditions
NOI Build-Up for 6,336 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
$152.1K $24.00/SF
− Vacancy
−$21.3K −$3.36/SF
EGI
$130.8K $20.64/SF
− OpEx
−$32.7K −$5.16/SF
NOI
$98.1K $15.48/SF
Area
Arlington, TX
Vacancy
14.00%
Lease Rate
$24.00 /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%
$1,961,620
Cap Rate 7%
$1,401,157
Cap Rate 9%
$1,089,789
Alternative Uses
Best Use
Office B
$1.40M
$1.23M – $1.63M
NOI $98,081 @ 7.0% cap · market cap 3.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.87M
$1.63M – $2.18M
NOI $130,775 @ 7.0% cap · market cap 4.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,073
Businesses Nearby
Explore this area
Business Placement
Demographics for 76011, TX
23,158
Population
11,991
Households
1.9
Avg Household Size
32
Median Age
27%
College-Educated
83%
High-School Grad
8.1 sq mi
ZIP Area
2,859
Density / Sq Mi
$51,910
Median Household Income
$36,580
Median Earnings
$1,266
Median Rent
$218,400
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Corner-lot office building with leased income and event parking to support high-activity venues nearby.
Where is this office building located?
The property is located at 2101 E Randol Mill Rd Arlington, TX.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: 1996‑built corner‑lot office building with 6,336 SF brick exterior; .731‑acre property in Arlington Entertainment District; Income‑producing via office lease revenue
