Corner-Lot Office
For Sale
$2,900,000
2101 E Randol Mill Road, Arlington, TX 76011
CommercialSale, Arlington, TX
Property Size6,336 SF
Lot Size0.73 Acres
Price / SF$457.70
Days on Market103
Property Features for 2101 E Randol Mill Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial
Parking features
Parking Lot
Subdivision
Six Flags Bus Park Add
Lot features
Corner Lot, Landscaped
Directions
See GPS. I30 to Ballpark Way, E Randoll Mill to Magic Mile, on Corner.
Standard status
Active
APN
42138408
Lot size
0.73 Acres
Taxes and HOA fees
Tax Description
SIX FLAGS BUSINESS PARK ADDN LOT 54R1
Tax Annual Amount
18094
Legal Description
SIX FLAGS BUSINESS PARK ADDN LOT 54R1
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1996
Floors in Building
1
Number of units
27
Flooring type
Tile, Carpet, Combination
Building materials
Brick, Concrete
Roof type
Composition
Listing Agency:
IAM Realty Group
(469) 765-7777
Listed By:
Brad Roberts · License #0599307
(469) 245-7987
Added: May 18
Changed: Aug 23
Last Checked: Aug 28 at 9:06PM
MLS# 20792547
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 office property includes a 6,336-square-foot brick building on a 0.731-acre corner parcel. Constructed in 1996, the building features tile, carpet, and combination flooring, along with central heating and central air conditioning. The site includes a parking lot, composition roofing, public water, and public sewer.
The property is located at 2101 E Randol Mill Road in Arlington, near Globe Life Field, AT&T Stadium, and Choctaw Stadium. Six Flags Texas, Hurricane Harbor, Texas Live, Arlington Convention Center, Lowes Hotel, and the National Medal of Honor Museum are also identified in the surrounding area. Revenue sources include office lease activity and parking associated with Texas Rangers and Dallas Cowboys games and other scheduled events.
The property is located at 2101 E Randol Mill Road in Arlington, near Globe Life Field, AT&T Stadium, and Choctaw Stadium. Six Flags Texas, Hurricane Harbor, Texas Live, Arlington Convention Center, Lowes Hotel, and the National Medal of Honor Museum are also identified in the surrounding area. Revenue sources include office lease activity and parking associated with Texas Rangers and Dallas Cowboys games and other scheduled events.
Key Highlights
- 6,336 sqft brick office building on a 0.731‑acre corner lot
- Office lease revenue plus parking revenue tied to games and special events
- Located at 2101 E Randol Mill Road, Arlington, TX 76011
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
Property Profile
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Office property with on-site parking and revenue from office leasing and event-related parking use.
Where is this office building located?
The property is located at 2101 E Randol Mill Road 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: 6,336 sqft brick office building on a 0.731‑acre corner lot; Office lease revenue plus parking revenue tied to games and special events; Located at 2101 E Randol Mill Road, Arlington, TX 76011
