Commercial Land Tract with Road
For Sale
$537,966
4212 FM179, Lubbock, TX 79407
COMMERCIAL - Lubbock, TX
Property Size2,344 SF
Lot Size1.90 Acres
Price / SF$229.51
Days on Market114
Property Features for 4212 FM179
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Driveway
Fencing
Fenced
Lot features
Back Yard
Elementary school
Ridgewood
Middle school
Alcove Trails
High school
Frenship
Elementary school district
Frenship ISD
Middle school district
Frenship ISD
High school district
Frenship ISD
Subdivision
7
Standard status
Active
APN
R49324
Size
2,344 SF
Lot size
1.90 Acres
Taxes and HOA fees
Tax Description
BLK D6 SEC 7 AB 105 TR 2 SE/4 AC: 1.9
Legal Description
BLK D6 SEC 7 AB 105 TR 2 SE/4 AC: 1.9
Utilities
Utilities
Water Available
Heating system
Natural Gas, Central
Cooling system
Central Air, Electric
Building Details
Year built
1956
Flooring type
Carpet, Hardwood, Tile
Roof type
Composition
Listing Agency:
Williams & Company Real Estate
(806) 860-6945
Listed By:
Cameron Seale · License #0688378
(806) 773-0821
Added: Apr 17
Changed: Aug 5
Last Checked: Aug 8 at 7:06AM
MLS# 202605112
Copyright © 2026 Lubbock 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.
This 1.9-acre commercial land tract provides frontage along FM 179 and includes an existing 2,344-square-foot 3-bedroom, 2-bath home. The home is served by well and septic, offering interim use or rental potential while longer-term plans are evaluated.
The property is located outside of city limits and is described as being about one mile east of the future Loop 88 interchange at 50th Street. It sits near Marsha Sharp Freeway and is presented as convenient to major destinations, including Texas Tech University, UMC, and Covenant.
The remarks also note no city restrictions and highlight the surrounding growth and the Frenship School District. The site is positioned for a range of development approaches, as described in the listing, including industrial, retail, office, multifamily, or mixed-use.
The property is located outside of city limits and is described as being about one mile east of the future Loop 88 interchange at 50th Street. It sits near Marsha Sharp Freeway and is presented as convenient to major destinations, including Texas Tech University, UMC, and Covenant.
The remarks also note no city restrictions and highlight the surrounding growth and the Frenship School District. The site is positioned for a range of development approaches, as described in the listing, including industrial, retail, office, multifamily, or mixed-use.
Key Highlights
- 1.9‑acre tract with frontage along FM 179
- Currently improved with a 2,344 SF 3‑bedroom, 2‑bath home
- Located outside of city limits; near the future Loop 88 interchange at 50th St (about 1 mile east)
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
$30,853
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
5.74%
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%
$617,060
$617.1K
Cap Rate 7%
$440,757
$440.8K
Cap Rate 9%
$342,811
$342.8K
Market Conditions
NOI Build-Up for 2,344 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
$54.8K $23.40/SF
− Vacancy
−$5.5K −$2.34/SF
EGI
$49.4K $21.06/SF
− OpEx
−$18.5K −$7.90/SF
NOI
$30.9K $13.16/SF
Area
Lubbock, TX
Vacancy
10.00%
Lease Rate
$23.40 /SF/Yr
Expense Ratio
37.50%
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%
$617,060
Cap Rate 7%
$440,757
Cap Rate 9%
$342,811
Alternative Uses
Best Use
Mixed Use
$440.8K
$385.7K – $514.2K
NOI $30,853 @ 7.0% cap · market cap 5.74%
Second Best
Apartment 5plus
$271.6K
$237.6K – $316.8K
NOI $19,010 @ 7.0% cap · market cap 3.53%
Theoretical Best
Office A
$590.9K
$517.1K – $689.4K
NOI $41,365 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Explore this area
Business Placement
Demographics for 79407, TX
23,208
Population
11,817
Households
2
Avg Household Size
32
Median Age
41%
College-Educated
92%
High-School Grad
75.9 sq mi
ZIP Area
306
Density / Sq Mi
$64,778
Median Household Income
$38,212
Median Earnings
$1,131
Median Rent
$200,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - A 1.9-acre tract with frontage along FM 179 and an existing 3-bedroom home on well and septic.
Where is this commercial land located?
The property is located at 4212 FM179 Lubbock, TX.
What is the asking price?
The asking price for this property is $537,966.
What are key features of this property?
This property features: 1.9‑acre tract with frontage along FM 179; Currently improved with a 2,344 SF 3‑bedroom, 2‑bath home; Located outside of city limits; near the future Loop 88 interchange at 50th St (about 1 mile east)
