Freestanding Open-Span
For Sale
$185,000
3501 S Henderson Street, Fort Worth, TX 76110
Commercial-zoned facility near TCU with a column-free interior for flexible planning.
Property Size1,440 SF
Days on Market9
Property Features for 3501 S Henderson Street
General Information
Standard status
Active
Size
1,440 SF
Property subtype
Commercial
Zoning
Commercial
Property Condition
Severity
Repairs Needed
Evidence
requires some immediate capital improvements and cosmetic updates
Additional Details
Clear Span
Yes
Building Details
Building Size
1,440 SF
Year Built
1945
Stories
1
Units
1
Listing Agency:
OnDemand Realty
(817) 404-8184
Listed By:
Ron Powell · License #0793174
(817) 404-8184
Source:
1111brokerage
Added: Aug 14
Changed: Aug 22
Last Checked: Aug 21 at 1:25PM
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 OnDemand Realty
Investment Insights
Based on property information with market context.
This freestanding warehouse in Fort Worth provides an open-span interior without interior pillars, giving the floor area a flexible configuration for operations, storage, or customized improvements. The building was constructed in 1945 and offers a blank interior framework for buyers planning changes to workflow, office allocation, or overall layout. Immediate capital improvements and cosmetic updates are required.
Located near TCU at 3501 S Henderson Street, the property offers access to the surrounding Fort Worth area and major transportation routes. Commercial zoning supports its warehouse-oriented positioning, while the centralized setting provides a practical base for an owner-user or investor evaluating a repositioning project.
Located near TCU at 3501 S Henderson Street, the property offers access to the surrounding Fort Worth area and major transportation routes. Commercial zoning supports its warehouse-oriented positioning, while the centralized setting provides a practical base for an owner-user or investor evaluating a repositioning project.
Key Highlights
- Freestanding warehouse constructed in 1945
- Open‑span floor plan with zero interior pillars
- Commercial zoning
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
$9,969
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
5.39%
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%
$199,380
$199.4K
Cap Rate 7%
$142,414
$142.4K
Cap Rate 9%
$110,767
$110.8K
Market Conditions
NOI Build-Up for 1,440 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
$13.0K $9.00/SF
− Vacancy
−$1.2K −$0.86/SF
EGI
$11.7K $8.15/SF
− OpEx
−$1.8K −$1.22/SF
NOI
$10.0K $6.92/SF
Area
Fort Worth, TX
Vacancy
9.50%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$199,380
Cap Rate 7%
$142,414
Cap Rate 9%
$110,767
Alternative Uses
Best Use
Warehouse
$142.4K
$124.6K – $166.2K
NOI $9,969 @ 7.0% cap · market cap 5.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$523.1K
$457.7K – $610.3K
NOI $36,616 @ 7.0% cap · market cap 19.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
552
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76110, TX
29,858
Population
12,497
Households
2.4
Avg Household Size
33
Median Age
29%
College-Educated
68%
High-School Grad
5.7 sq mi
ZIP Area
5,238
Density / Sq Mi
$68,435
Median Household Income
$36,262
Median Earnings
$1,255
Median Rent
$239,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Next Generation Moving — 3245 Stuart Dr, Fort Worth, TX 76110
- Commercial Recorder — 3032 S Jones St, Fort Worth, TX 76104
Frequently Asked Questions
What type of property is this?
Warehouse - Commercial-zoned facility near TCU with a column-free interior for flexible planning.
Where is this warehouse located?
The property is located at 3501 S Henderson Street Fort Worth, TX.
What is the asking price?
The asking price for this property is $185,000.
What are key features of this property?
This property features: Freestanding warehouse constructed in 1945; Open‑span floor plan with zero interior pillars; Commercial zoning
