Two-Story Storefront
New
For Sale
$1,500,000
2811 W Division, Arlington, TX 76012
A private landscaped courtyard adds outdoor space to the adaptable commercial layout.
Property Size10,000 SF
Days on Market4
Property Features for 2811 W Division
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Retail
Property Condition
Severity
Repairs Needed
Evidence
modernization and customization
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
private landscaped courtyard
Building Details
Building Size
10,000 SF
Year Built
1970
Buildings
1
Stories
2
Listing Agency:
Our Covenant Realty, LLC
Listed By:
Lexia Crawford · License #0564034
(214) 766-5833
Source:
Baerealty
Added: Sep 24
Last Checked: Sep 26 at 12:20PM
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 two-story commercial property contains approximately 10,000 square feet and includes a private landscaped courtyard. Its flexible floor plan offers room for reconfiguration, while the building presents an opportunity for modernization and customization.
The property fronts W. Division Street in Arlington, with access to Interstate 30, SH 360, and Highway 161. The existing building, courtyard, and adaptable layout are key components of the offering.
The property fronts W. Division Street in Arlington, with access to Interstate 30, SH 360, and Highway 161. The existing building, courtyard, and adaptable layout are key components of the offering.
Key Highlights
- Approximately 10,000 SF across two stories
- Private landscaped courtyard
- Frontage 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
Retail
$1.97M
$1.72M – $2.29M
NOI $137,689 @ 7.0% cap · market cap 9.18%
Second Best
—
—
no second resolved use
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
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
519
Businesses Nearby
83k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 58%
Groceries 36%
Dining 6%
Kroger
Groceries
29,838 visits/mo
0.4 miles
QuikTrip
Shops & Services
27,824 visits/mo
0.2 miles
Kroger Fuel Center
Shops & Services
10,534 visits/mo
0.4 miles
Family Dollar
Shops & Services
5,558 visits/mo
0.4 miles
El Pollo Regio
Dining
4,667 visits/mo
0.3 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Similar Off Market Nearby
- Pam's Ribbons & Roses — 2205 W Division St Suite B-9, Arlington, TX 76012
Frequently Asked Questions
What type of property is this?
Storefront property - A private landscaped courtyard adds outdoor space to the adaptable commercial layout.
Where is this storefront property 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: Approximately 10,000 SF across two stories; Private landscaped courtyard; Frontage on W. Division Street
