Two-Story Office
For Sale
$1,500,000
2811 W Division, Arlington, TX 76012
COMMERCIAL - Arlington, TX
Property Size10,000 SF
Lot Size1.23 Acres
Price / SF$150
Days on Market37
Property Features for 2811 W Division
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Commercial
Directions
See GPS
Standard status
Active
APN
00011158441
Lot size
1.23 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
private landscaped courtyard
Building Details
Year built
1970
Floors in Building
2
Number of units
1
Flooring type
Concrete
Building materials
Brick, Concrete
Roof type
Asphalt
Listing Agency:
Our Covenant Realty, LLC
(817) 516-2000
Listed By:
Lexia Crawford · License #0564034
(817) 301-2246
Added: Jul 29
Changed: Aug 19
Last Checked: Sep 3 at 11:06AM
MLS# 21344202
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 10,000+/- SF office building occupies 1.23 acres and is arranged across two stories. The property includes a private landscaped courtyard, concrete flooring, brick and concrete construction, central heating, central air, an asphalt roof, and parking for employees and visitors. Its adaptable interior can serve professional office, medical, educational, nonprofit, creative workspace, event, coworking, church, training, or specialty commercial uses, subject to zoning.
Located on W. Division Street in Arlington, the property offers frontage along a highly traveled commercial street with access to Interstate 30, SH 360, and Highway 161. Public water and public sewer serve the site. Built in 1970, the building presents a substantial existing structure for an owner-user, investor, or future modernization project.
Located on W. Division Street in Arlington, the property offers frontage along a highly traveled commercial street with access to Interstate 30, SH 360, and Highway 161. Public water and public sewer serve the site. Built in 1970, the building presents a substantial existing structure for an owner-user, investor, or future modernization project.
Key Highlights
- 10,000+/- SF two‑story office building on 1.23 acres
- Private landscaped courtyard for outdoor meetings, events, or employee use
- Frontage on highly traveled W. Division Street in Arlington
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
$129,600
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
8.64%
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%
$2,592,000
$2.6M
Cap Rate 7%
$1,851,429
$1.9M
Cap Rate 9%
$1,440,000
$1.4M
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
$240.0K $24.00/SF
− Vacancy
−$24.0K −$2.40/SF
EGI
$216.0K $21.60/SF
− OpEx
−$86.4K −$8.64/SF
NOI
$129.6K $12.96/SF
Area
Arlington, TX
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
40.00%
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%
$2,592,000
Cap Rate 7%
$1,851,429
Cap Rate 9%
$1,440,000
Alternative Uses
Best Use
Office B
$2.21M
$1.94M – $2.58M
NOI $154,800 @ 7.0% cap · market cap 10.32%
Second Best
Healthcare Medical
$1.85M
$1.62M – $2.16M
NOI $129,600 @ 7.0% cap · market cap 8.64%
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
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
536
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Two-story layout with a private landscaped courtyard supports flexible office configurations and client-facing activities.
Where is this office building located?
The property is located at 2811 W 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 office building on 1.23 acres; Private landscaped courtyard for outdoor meetings, events, or employee use; Frontage on highly traveled W. Division Street in Arlington
