Flex Warehouse with Ground-Level
For Sale
$799,999
3115 Sabine Street, Forest Hill, TX 76119
COMMERCIAL - Forest Hill, TX
Property Size6,150 SF
Lot Size0.31 Acres
Price / SF$130.08
Days on Market54
Property Features for 3115 Sabine Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
HI - Heavy Industrial
Parking features
On Street, Parking Lot
Security features
Security
Subdivision
Trentman City Add
Lot features
Level
Directions
Please use GPS navigation
Standard status
Active
APN
03172511
Size
6,150 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Description
TRENTMAN CITY ADDITION BLOCK 19 LOT 18B
Tax Annual Amount
4484
Legal Description
TRENTMAN CITY ADDITION BLOCK 19 LOT 18B
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central, Zoned
Cooling system
Zoned, Electric, Central Air
Water source
Public
Building Details
Year built
1968
Floors in Building
1
Number of units
1
Flooring type
Concrete, Vinyl
Building materials
MetalSiding, Rock, Stone, Stucco
Roof type
Metal
Listing Agency:
Compass RE Texas, LLC
(214) 814-8100
Listed By:
Michael Karol · License #0661261
(214) 814-8100
Added: Jul 10
Changed: Aug 4
Last Checked: Sep 1 at 3:06PM
MLS# 21288301
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.
Flex warehouse at 3115 Sabine Street, designed for end users or investment acquisitions and currently vacant. The property was fully renovated in 2025 with modern office finishes and major functional upgrades throughout. The office portion totals 1,100 SF with updated lighting, fresh paint, and new LVP flooring, featuring an open reception area with high ceilings, three private office suites, a common area bathroom, and a galley kitchen with a secondary exterior entry door.
The warehouse portion totals 5,050 SF with a steel frame and metal roof, surrounded by perimeter fencing. Inside, the building is encapsulated with expanding cell foam insulation and supported by a new 4-ton commercial HVAC heat pump system with spiral ducting along the length of the building for 100% climate control. The interior clear height is 12'. Electrical includes 3-phase power with new panels, conduits, and wiring, plus multiple 60-amp receptacle locations. A ground-level dock supports access via a metal roll-up door, along with an additional 10' tall garage door to isolate interior bays as needed.
The entrance from Sabine Street is guarded with a 25' wide metal security gate near the main office entrance. The rear abuts the BNSF Railway and includes roughly 2,500 SF of unpaved yard space, with a portion covered by a metal awning for outdoor dry storage. Water is public and sewer is public sewer.
The warehouse portion totals 5,050 SF with a steel frame and metal roof, surrounded by perimeter fencing. Inside, the building is encapsulated with expanding cell foam insulation and supported by a new 4-ton commercial HVAC heat pump system with spiral ducting along the length of the building for 100% climate control. The interior clear height is 12'. Electrical includes 3-phase power with new panels, conduits, and wiring, plus multiple 60-amp receptacle locations. A ground-level dock supports access via a metal roll-up door, along with an additional 10' tall garage door to isolate interior bays as needed.
The entrance from Sabine Street is guarded with a 25' wide metal security gate near the main office entrance. The rear abuts the BNSF Railway and includes roughly 2,500 SF of unpaved yard space, with a portion covered by a metal awning for outdoor dry storage. Water is public and sewer is public sewer.
Key Highlights
- Fully renovated in 2025 for updated office and warehouse functionality
- 1,100 SF office with reception, 3 private suites, and secondary exterior entry
- 5,050 SF steel frame warehouse with 12' interior clear height and perimeter fencing
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
$67,542
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
8.44%
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%
$1,350,840
$1.4M
Cap Rate 7%
$964,886
$964.9K
Cap Rate 9%
$750,467
$750.5K
Market Conditions
NOI Build-Up for 6,150 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
$118.1K $19.20/SF
− Vacancy
−$14.2K −$2.30/SF
EGI
$103.9K $16.90/SF
− OpEx
−$36.4K −$5.91/SF
NOI
$67.5K $10.98/SF
Area
Tarrant County, TX
Vacancy
12.00%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
35.00%
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%
$1,350,840
Cap Rate 7%
$964,886
Cap Rate 9%
$750,467
Alternative Uses
Best Use
Flex RnD
$964.9K
$844.3K – $1.13M
NOI $67,542 @ 7.0% cap · market cap 8.44%
Second Best
Warehouse
$610.9K
$534.6K – $712.8K
NOI $42,766 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$2.16M
$1.89M – $2.52M
NOI $151,438 @ 7.0% cap · market cap 18.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12 ft
Clear height
2
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
466
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76119, TX
50,850
Population
16,697
Households
3
Avg Household Size
32
Median Age
8%
College-Educated
66%
High-School Grad
15.9 sq mi
ZIP Area
3,198
Density / Sq Mi
$46,537
Median Household Income
$29,387
Median Earnings
$1,234
Median Rent
$146,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Fully renovated flex warehouse with a secured gated entrance, climate-controlled warehouse, and on-site office with private suites.
Where is this flex space located?
The property is located at 3115 Sabine Street Forest Hill, TX.
What is the asking price?
The asking price for this property is $799,999.
What are key features of this property?
This property features: Fully renovated in 2025 for updated office and warehouse functionality; 1,100 SF office with reception, 3 private suites, and secondary exterior entry; 5,050 SF steel frame warehouse with 12' interior clear height and perimeter fencing
