Contiguous Office Units with Private
New
For Sale
$575,000
2840 Keller Springs Rd Unit 1102, Carrollton, TX 75006
Fresh paint, carpeting, natural light, and a dedicated breakroom support a functional professional workspace.
Property Size2,340 SF
Price / SF$245.73
Days on Market5
Property Features for 2840 Keller Springs Rd Unit 1102
General Information
Standard status
Active
Size
2,340 SF
Building Details
Year Built
2004
Listing Agency:
VIP Realty
(214) 295-4888
Listed By:
Natalie Soto · License #0664296
Source:
Heritance
Added: Aug 26
Changed: Aug 30
Last Checked: Aug 25 at 4:50AM
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 VIP Realty
Investment Insights
Based on property information with market context.
This 2,340 SF office condominium combines Units 1102 and 1103 into one contiguous suite. The layout includes over 8 private offices, several work areas, a dedicated breakroom, carpeting, and fresh paint. Abundant natural light contributes to an inviting interior suitable for professional operations.
The property is located at 2840 Keller Springs Rd in Carrollton, surrounded by shops, dining, and everyday amenities. Built in 2004, the condominium offers a flexible office configuration that can accommodate a range of professional, medical, dental, spa, wellness, legal, financial, or consulting uses as supported by the existing layout.
The property is located at 2840 Keller Springs Rd in Carrollton, surrounded by shops, dining, and everyday amenities. Built in 2004, the condominium offers a flexible office configuration that can accommodate a range of professional, medical, dental, spa, wellness, legal, financial, or consulting uses as supported by the existing layout.
Key Highlights
- 2,340 SF commercial condominium combining Units 1102 and 1103
- Over 8 private offices within a contiguous suite
- Dedicated breakroom and multiple work areas
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
$33,359
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
5.80%
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%
$667,180
$667.2K
Cap Rate 7%
$476,557
$476.6K
Cap Rate 9%
$370,656
$370.7K
Market Conditions
NOI Build-Up for 2,340 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
$63.2K $27.00/SF
− Vacancy
−$7.6K −$3.24/SF
EGI
$55.6K $23.76/SF
− OpEx
−$22.2K −$9.50/SF
NOI
$33.4K $14.26/SF
Area
Carrollton, TX
Vacancy
12.00%
Lease Rate
$27.00 /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%
$667,180
Cap Rate 7%
$476,557
Cap Rate 9%
$370,656
Alternative Uses
Best Use
Healthcare Medical
$476.6K
$417.0K – $556.0K
NOI $33,359 @ 7.0% cap · market cap 5.80%
Second Best
Office B
$414.1K
$362.3K – $483.1K
NOI $28,985 @ 7.0% cap · market cap 5.04%
Theoretical Best
Specialty Retail
$575.7K
$503.7K – $671.7K
NOI $40,299 @ 7.0% cap · market cap 7.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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 - Fresh paint, carpeting, natural light, and a dedicated breakroom support a functional professional workspace.
Where is this office units located?
The property is located at 2840 Keller Springs Rd Unit 1102 Carrollton, TX.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 2,340 SF commercial condominium combining Units 1102 and 1103; Over 8 private offices within a contiguous suite; Dedicated breakroom and multiple work areas
