Professional Office
For Sale
$599,900
2840 Keller Springs Road, Carrollton, TX 75006
CommercialSale, Carrollton, TX
Property Size2,300 SF
Lot Size4.18 Acres
Price / SF$260.83
Days on Market91
Property Features for 2840 Keller Springs Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Professional Office (See City of Dallas)
Subdivision
Keller Spgs Office Park
Directions
See GPS
Standard status
Active
APN
14050000080080100
Lot size
4.18 Acres
Taxes and HOA fees
Tax Description
KELLER SPRINGS OFFICE PARK LT 2R ACS 4.1825 B
Tax Annual Amount
6319
Legal Description
KELLER SPRINGS OFFICE PARK LT 2R ACS 4.1825 B
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air, Electric
Water source
Public
Building Details
Year built
2003
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Building materials
Brick
Roof type
Composition
Listing Agency:
OnDemand Realty
(214) 766-5833
Listed By:
Johanna Rodriguez · License #0742982
(214) 772-4279
Added: Jun 10
Changed: Sep 7
Last Checked: Sep 8 at 7:06PM
MLS# 21296581
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 approximately 2,300 SF office suite is located in a brick building constructed in 2003. The interior combines three private offices with a conference room, reception area, open work areas, and a kitchenette, creating a practical arrangement for daily administrative and client-facing operations. Vinyl flooring, central heating, central air, ceiling fans, public water, and public sewer are reported.
The property is at 2840 Keller Springs Road in Carrollton, within Keller Springs Office Park. Access to the Dallas North Tollway, George Bush Turnpike, and I-35E connects the office to business districts throughout the Dallas-Fort Worth metroplex. The suite is currently occupied by a home health services operation, and the lease has been renewed for a two-year term beginning July 1.
The property is at 2840 Keller Springs Road in Carrollton, within Keller Springs Office Park. Access to the Dallas North Tollway, George Bush Turnpike, and I-35E connects the office to business districts throughout the Dallas-Fort Worth metroplex. The suite is currently occupied by a home health services operation, and the lease has been renewed for a two-year term beginning July 1.
Key Highlights
- Approximately 2,300 SF office suite
- Three private offices and a dedicated conference room
- Reception area, open work areas, and kitchenette
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
$28,490
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
4.75%
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%
$569,800
$569.8K
Cap Rate 7%
$407,000
$407.0K
Cap Rate 9%
$316,556
$316.6K
Market Conditions
NOI Build-Up for 2,300 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
$50.8K $22.08/SF
− Vacancy
−$12.8K −$5.56/SF
EGI
$38.0K $16.52/SF
− OpEx
−$9.5K −$4.13/SF
NOI
$28.5K $12.39/SF
Area
Carrollton, TX
Vacancy
25.20%
Lease Rate
$22.08 /SF/Yr
Expense Ratio
25.00%
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%
$569,800
Cap Rate 7%
$407,000
Cap Rate 9%
$316,556
Alternative Uses
Best Use
Office B
$407.0K
$356.1K – $474.8K
NOI $28,490 @ 7.0% cap · market cap 4.75%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$565.9K
$495.1K – $660.2K
NOI $39,610 @ 7.0% cap · market cap 6.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
601
Businesses Nearby
Explore this area
Business Placement
Demographics for 75006, TX
47,811
Population
19,549
Households
2.4
Avg Household Size
37
Median Age
33%
College-Educated
83%
High-School Grad
17.1 sq mi
ZIP Area
2,796
Density / Sq Mi
$79,466
Median Household Income
$43,403
Median Earnings
$1,528
Median Rent
$296,500
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?
Office units - Configured workspace includes private offices, a conference room, reception area, open work areas, and a kitchenette.
Where is this office units located?
The property is located at 2840 Keller Springs Road Carrollton, TX.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Approximately 2,300 SF office suite; Three private offices and a dedicated conference room; Reception area, open work areas, and kitchenette
