Two-Story Retail
For Sale
$1,500,000
2811 Division, Arlington, TX 76012
Flexible commercial floor plan with a private landscaped courtyard and prominent W. Division Street frontage.
Property Size10,000 SF
Price / SF$150
Days on Market36
Property Features for 2811 Division
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Retail
Additional Details
Highway Access
Yes
Amenities
private landscaped courtyard
3
Building Details
Year Built
1970
Buildings
1
Stories
2
Building Size
10,000 SF
Listing Agency:
Our Covenant Realty, LLC
(817) 516-2000
Listed By:
Lexia Crawford · License #0564034
Source:
Xome
Added: Jul 12
Changed: Aug 15
Last Checked: Aug 15 at 4:33AM
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 Our Covenant Realty, LLC
Investment Insights
Based on property information with market context.
This 10,000-square-foot, two-story retail building offers a flexible commercial floor plan with a private landscaped courtyard. The property was built in 1970 and includes ample parking for employees and visitors. Its configuration can accommodate office, medical, educational, nonprofit, creative workspace, event, coworking, church, training center, or mixed-use concepts, subject to zoning.
The property is located at 2811 W. Division Street in Arlington, with prominent frontage and visibility along the corridor. It offers convenient access to Interstate 30, SH 360, Highway 161, and major Arlington destinations. The combination of a two-story layout, outdoor courtyard, parking, and adaptable interior supports a range of retail and commercial applications.
The property is located at 2811 W. Division Street in Arlington, with prominent frontage and visibility along the corridor. It offers convenient access to Interstate 30, SH 360, Highway 161, and major Arlington destinations. The combination of a two-story layout, outdoor courtyard, parking, and adaptable interior supports a range of retail and commercial applications.
Key Highlights
- 10,000 SF two‑story commercial building
- Private landscaped courtyard for outdoor meetings, events, or amenities
- Prominent frontage and visibility on W. Division Street
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
$137,689
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
9.18%
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%
$2,753,780
$2.8M
Cap Rate 7%
$1,966,986
$2.0M
Cap Rate 9%
$1,529,878
$1.5M
Market Conditions
NOI Build-Up for 10,000 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
$206.4K $20.64/SF
− Vacancy
−$9.7K −$0.97/SF
EGI
$196.7K $19.67/SF
− OpEx
−$59.0K −$5.90/SF
NOI
$137.7K $13.77/SF
Area
Arlington, TX
Vacancy
4.70%
Lease Rate
$20.64 /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%
$2,753,780
Cap Rate 7%
$1,966,986
Cap Rate 9%
$1,529,878
Alternative Uses
Best Use
Office B
$2.21M
$1.94M – $2.58M
NOI $154,800 @ 7.0% cap · market cap 10.32%
Second Best
Retail
$1.97M
$1.72M – $2.29M
NOI $137,689 @ 7.0% cap · market cap 9.18%
Theoretical Best
Office A
$2.95M
$2.58M – $3.44M
NOI $206,400 @ 7.0% cap · market cap 13.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
519
Businesses Nearby
Explore this area
Business Placement
Demographics for 76012, TX
27,080
Population
11,538
Households
2.3
Avg Household Size
40
Median Age
43%
College-Educated
90%
High-School Grad
8.2 sq mi
ZIP Area
3,302
Density / Sq Mi
$84,468
Median Household Income
$44,933
Median Earnings
$1,307
Median Rent
$292,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Flexible commercial floor plan with a private landscaped courtyard and prominent W. Division Street frontage.
Where is this retail space located?
The property is located at 2811 Division Arlington, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 10,000 SF two‑story commercial building; Private landscaped courtyard for outdoor meetings, events, or amenities; Prominent frontage and visibility on W. Division Street
