Commercial Land
New
For Sale
$1,250,000
2235 E Pioneer Pkwy, Arlington, TX 76010
Two parcels are offered together for commercial development with direct frontage along Pioneer Parkway.
Property Size3,180 SF
Price / SF$393.08
Days on Market5
Property Features for 2235 E Pioneer Pkwy
General Information
Standard status
Active
Size
3,180 SF
Building Details
Year Built
1983
Listing Agency:
Keller Williams Lonestar DFW
(817) 795-2500
Listed By:
Bruce Henderson · License #0619362
Source:
Yourdavisteam
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 29 at 4:11PM
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 offering combines two parcels at 2221 and 2235 E Pioneer Pkwy into one assemblage totaling approximately 0.71 acres. The site provides approximately 160 feet of street frontage and approximately 190 feet of depth, creating a configuration suitable for evaluating a range of commercial development concepts.
The western portion faces eastbound Pioneer Parkway traffic, while the property is approximately one-quarter mile from the Hwy 360 interchange. Potential concepts identified for the site include a strip center, restaurant pad, car wash, or freestanding retail use. A conceptual strip center layout is available as a supporting document.
The western portion faces eastbound Pioneer Parkway traffic, while the property is approximately one-quarter mile from the Hwy 360 interchange. Potential concepts identified for the site include a strip center, restaurant pad, car wash, or freestanding retail use. A conceptual strip center layout is available as a supporting document.
Key Highlights
- Approximately 0.71‑acre commercial land assemblage
- Two parcels offered together at 2221 and 2235 E Pioneer Pkwy
- Approximately 160 feet of direct street frontage
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
833
Businesses Nearby
161k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 50%
Dining 45%
Home Improvements & Furnishings 4%
Beauty & Spa 1%
Dollar Tree
Shops & Services
23,872 visits/mo
0.4 miles
RaceTrac
Shops & Services
22,771 visits/mo
0.2 miles
Burger King
Dining
14,818 visits/mo
0.1 miles
Wendy's
Dining
13,293 visits/mo
0.3 miles
Taco Bell
Dining
10,541 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 - Two parcels are offered together for commercial development with direct frontage along Pioneer Parkway.
Where is this commercial land located?
The property is located at 2235 E Pioneer Pkwy 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: Approximately 0.71‑acre commercial land assemblage; Two parcels offered together at 2221 and 2235 E Pioneer Pkwy; Approximately 160 feet of direct street frontage
