Modern Flex Warehouse
For Sale
Contact for pricing
3925 Ruger Dr, Royse City, TX 75189
19,842 SF flex warehouse with office space for sale.
Property Size19,842 SF
Price / SF$153.71
Days on Market170
Property Features for 3925 Ruger Dr
General Information
Standard status
Active
Size
19,842 SF
Property subtype
Industrial
Lease Type
NNN
Building Details
Year Built
2020
Tenancy
Single
Listing Agency:
Covenant CRE
(318) 393-1414
Listed By:
Stan Britton · License #9016023
Source:
Crexi
Added: Feb 26
Changed: Aug 14
Last Checked: Aug 14 at 7:24AM
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 Covenant CRE
Investment Insights
Based on property information with market context.
This 19,842 SF flex warehouse facility, constructed in 2020, presents a contemporary layout suitable for diverse industrial and office applications. The property incorporates approximately 4,000 SF of finished office space, featuring four executive offices, a conference room, an open bullpen area, and a kitchen/breakroom. The warehouse is equipped with a packing and shipping area, one grade-level door, and one dock-high door to facilitate loading and distribution. It is located in Royse City, TX.
Key Highlights
- Modern 19,842 SF flex warehouse built in 2020.
- Approximately 4,000 SF of finished office space with executive offices, conference room, and kitchen/breakroom.
- Features a dedicated packing and shipping area.
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
$227,075
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
7.45%
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%
$4,541,500
$4.5M
Cap Rate 7%
$3,243,929
$3.2M
Cap Rate 9%
$2,523,056
$2.5M
Market Conditions
NOI Build-Up for 19,842 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
$381.0K $19.20/SF
− Vacancy
−$31.6K −$1.59/SF
EGI
$349.3K $17.61/SF
− OpEx
−$122.3K −$6.16/SF
NOI
$227.1K $11.44/SF
Area
Rockwall County, TX
Vacancy
8.30%
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%
$4,541,500
Cap Rate 7%
$3,243,929
Cap Rate 9%
$2,523,056
Alternative Uses
Best Use
Flex RnD
$3.24M
$2.84M – $3.78M
NOI $227,075 @ 7.0% cap · market cap 7.45%
Second Best
Industrial
$1.48M
$1.29M – $1.72M
NOI $103,364 @ 7.0% cap · market cap 3.39%
Theoretical Best
Hotel Hospitality
$14.95M
$13.08M – $17.44M
NOI $1,046,169 @ 7.0% cap · market cap 34.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
93
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75189, TX
37,777
Population
15,331
Households
2.5
Avg Household Size
34
Median Age
30%
College-Educated
93%
High-School Grad
109.9 sq mi
ZIP Area
344
Density / Sq Mi
$118,105
Median Household Income
$56,979
Median Earnings
$2,133
Median Rent
$336,000
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 - 19,842 SF flex warehouse with office space for sale.
Where is this flex space located?
The property is located at 3925 Ruger Dr Royse City, TX.
What is the asking price?
The asking price for this property is $3,050,000.
What are key features of this property?
This property features: Modern 19,842 SF flex warehouse built in 2020.; Approximately 4,000 SF of finished office space with executive offices, conference room, and kitchen/breakroom.; Features a dedicated packing and shipping area.
