Two-Story Office
For Sale
$699,900
4090 REGENT DRIVE, Wichita Falls, TX 76306
COMMERCIAL, Wichita Falls, TX
Property Size3,811 SF
Price / SF$183.65
Days on Market98
Property Features for 4090 REGENT DRIVE
General Information
Property type
Commercial Sale
Property subtype
Office
Parking features
Parking Lot
Subdivision
10W WFalls Southwest
Standard status
Active
Size
3,811 SF
Amenities
kitchen
break room
reception areas
side and front entrances
conference rooms
separate bathrooms
drive-in storage building
front/back lawns
security system
Building Details
Flooring type
Concrete
Roof type
Composition
Listing Agency:
HIRSCHI REALTORS
(940) 692-8120
Listed By:
CRIMSON SHULTS · License #812367
(940) 249-1777
Added: May 27
Changed: Aug 25
Last Checked: Sep 1 at 10:06AM
MLS# 183482
Copyright © 2026 Wichita Falls Association of Realtors. 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.
Located at 4090 Regent Drive, this 3,811-square-foot office property was constructed in 1983 and arranged across two stories. The interior includes 14 offices, conference rooms, reception areas, a kitchen, a break room, and separate bathrooms, with entrances at both the front and side. Concrete flooring, a composition roof, and a security system are also included.
The property offers a parking lot with space for 28 cars, along with front and rear lawn areas. A separate 1,800' drive-in storage building expands the site’s functional capacity. McNeil Road is one block away, providing a convenient connection while the property retains a quieter setting for office operations.
The property offers a parking lot with space for 28 cars, along with front and rear lawn areas. A separate 1,800' drive-in storage building expands the site’s functional capacity. McNeil Road is one block away, providing a convenient connection while the property retains a quieter setting for office operations.
Key Highlights
- 3,811‑square‑foot two‑story office property at 4090 Regent Drive
- 14 offices with conference rooms, reception areas, kitchen, break room, and separate bathrooms
- Separate 1,800' drive‑in storage building
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
$46,818
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
6.69%
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%
$936,360
$936.4K
Cap Rate 7%
$668,829
$668.8K
Cap Rate 9%
$520,200
$520.2K
Market Conditions
NOI Build-Up for 3,811 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
$80.0K $21.00/SF
− Vacancy
−$17.6K −$4.62/SF
EGI
$62.4K $16.38/SF
− OpEx
−$15.6K −$4.10/SF
NOI
$46.8K $12.29/SF
Area
Wichita Falls, TX
Vacancy
22.00%
Lease Rate
$21.00 /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%
$936,360
Cap Rate 7%
$668,829
Cap Rate 9%
$520,200
Alternative Uses
Best Use
Office B
$668.8K
$585.2K – $780.3K
NOI $46,818 @ 7.0% cap · market cap 6.69%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$4.55M
$3.98M – $5.31M
NOI $318,373 @ 7.0% cap · market cap 45.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
814
Businesses Nearby
Explore this area
Business Placement
Demographics for 76306, TX
14,664
Population
6,529
Households
2.2
Avg Household Size
37
Median Age
21%
College-Educated
87%
High-School Grad
17.1 sq mi
ZIP Area
858
Density / Sq Mi
$47,004
Median Household Income
$35,005
Median Earnings
$884
Median Rent
$105,500
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 building - Private professional setting with multiple offices, conference rooms, reception areas, and separate bathrooms.
Where is this office building located?
The property is located at 4090 REGENT DRIVE Wichita Falls, TX.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: 3,811‑square‑foot two‑story office property at 4090 Regent Drive; 14 offices with conference rooms, reception areas, kitchen, break room, and separate bathrooms; Separate 1,800' drive‑in storage building
