Commercial Land
New
For Sale
$1,250,000
2235 E Pioneer Parkway, Arlington, TX 76010
Retail-zoned land assemblage with direct street frontage and regional highway access.
Property Size3,180 SF
Days on Market3
Property Features for 2235 E Pioneer Parkway
General Information
Standard status
Active
Size
3,180 SF
Property subtype
Commercial
Zoning
Retail
Building Details
Building Size
3,180 SF
Year Built
1983
Units
1
Listing Agency:
Keller Williams Lonestar DFW
(817) 470-7654
Listed By:
Bruce Henderson · License #0619362
(817) 470-7654
Source:
Vickiesteam
Added: Aug 9
Changed: Aug 10
Last Checked: Aug 10 at 5:04AM
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 Keller Williams Lonestar DFW
Investment Insights
Based on property information with market context.
This commercial land assemblage combines two parcels totaling approximately 0.71 acres. The site provides ±160 feet of street frontage and approximately ±190 feet of depth, with the western portion positioned for exposure to eastbound traffic along E Pioneer Parkway. Retail zoning supports commercial development planning, and a conceptual strip center layout is available as a supporting document.
The property is located approximately one-quarter mile from the Hwy 360 interchange, connecting the site to regional routes and surrounding Arlington traffic. Potential development concepts identified for the assemblage include a strip center, restaurant pad, car wash, or freestanding retail project. The offering includes 2221 and 2235 E Pioneer Parkway as a single land package.
The property is located approximately one-quarter mile from the Hwy 360 interchange, connecting the site to regional routes and surrounding Arlington traffic. Potential development concepts identified for the assemblage include a strip center, restaurant pad, car wash, or freestanding retail project. The offering includes 2221 and 2235 E Pioneer Parkway as a single land package.
Key Highlights
- Two‑parcel assemblage totaling approximately 0.71 acres
- ±160 feet of direct street frontage and approximately ±190 feet of depth
- Retail zoning supports commercial development planning
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
$51,168
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
4.09%
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%
$1,023,360
$1.0M
Cap Rate 7%
$730,971
$731.0K
Cap Rate 9%
$568,533
$568.5K
Market Conditions
NOI Build-Up for 3,180 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
$76.7K $24.12/SF
− Vacancy
−$3.6K −$1.13/SF
EGI
$73.1K $22.99/SF
− OpEx
−$21.9K −$6.90/SF
NOI
$51.2K $16.09/SF
Area
ZIP 76010
Vacancy
4.70%
Lease Rate
$24.12 /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%
$1,023,360
Cap Rate 7%
$730,971
Cap Rate 9%
$568,533
Alternative Uses
Best Use
Retail
$731.0K
$639.6K – $852.8K
NOI $51,168 @ 7.0% cap · market cap 4.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$915.8K
$801.4K – $1.07M
NOI $64,109 @ 7.0% cap · market cap 5.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
846
Businesses Nearby
62k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 78%
Shops & Services 22%
Paris Baguette
Dining
14,310 visits/mo
0.2 miles
7 Leaves Cafe
Dining
9,345 visits/mo
0.2 miles
Gong Cha
Dining
8,371 visits/mo
0.1 miles
Valero Energy
Shops & Services
7,168 visits/mo
0.3 miles
The Kickin' Crab
Dining
6,280 visits/mo
0.2 miles
Demographics for 76010, TX
55,894
Population
20,508
Households
2.7
Avg Household Size
29
Median Age
13%
College-Educated
65%
High-School Grad
8.8 sq mi
ZIP Area
6,352
Density / Sq Mi
$43,811
Median Household Income
$31,236
Median Earnings
$1,223
Median Rent
$199,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Retail-zoned land assemblage with direct street frontage and regional highway access.
Where is this commercial land located?
The property is located at 2235 E Pioneer Parkway Arlington, TX.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Two‑parcel assemblage totaling approximately 0.71 acres; ±160 feet of direct street frontage and approximately ±190 feet of depth; Retail zoning supports commercial development planning
