High-Visibility Commercial Development
For Sale
$1,000,000
4611 FM 1387, Midlothian, TX 76065
4.04-acre site with utilities in place and strong traffic near major thoroughfares.
Property Size2,316 SF
Lot Size4.04 Acres
Price / SF$431.78
Days on Market93
Property Features for 4611 FM 1387
General Information
Standard status
Active
Size
2,316 SF
Lot size
4.04 Acres
Property subtype
Retail
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$7,866
Amenities
3
Building Details
Year Built
1974
Listing Agency:
All City Real Estate, Ltd Co
(866) 277-6005
Listed By:
Donna David
(972) 523-4664
Source:
Xome
Added: Jun 10
Changed: Sep 7
Last Checked: Sep 9 at 6:09AM
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 All City Real Estate, Ltd Co
Investment Insights
Based on property information with market context.
This 4.04-acre commercial development land parcel is currently used as residential, with utilities on the property. The site is described as high-visibility, providing a foundation for a range of retail and service-oriented concepts.
Located at 4611 FM 1387 in Midlothian, TX, the property is positioned near schools and is surrounded by existing development with commercial-retail activity. Nearby references include Starbucks, Tom Thumb, and Walnut Grove Academy, along with residential communities and other retail and service businesses. The offering also notes convenient access to major thoroughfares and strong traffic counts, supporting day-to-day customer access for future development.
Located at 4611 FM 1387 in Midlothian, TX, the property is positioned near schools and is surrounded by existing development with commercial-retail activity. Nearby references include Starbucks, Tom Thumb, and Walnut Grove Academy, along with residential communities and other retail and service businesses. The offering also notes convenient access to major thoroughfares and strong traffic counts, supporting day-to-day customer access for future development.
Key Highlights
- 4.04‑acre commercial development site
- Utilities on property
- Strong traffic counts and convenient access to major thoroughfares
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
$38,740
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
3.87%
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%
$774,800
$774.8K
Cap Rate 7%
$553,429
$553.4K
Cap Rate 9%
$430,444
$430.4K
Market Conditions
NOI Build-Up for 2,316 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
$71.1K $30.72/SF
− Vacancy
−$19.5K −$8.42/SF
EGI
$51.7K $22.30/SF
− OpEx
−$12.9K −$5.58/SF
NOI
$38.7K $16.73/SF
Area
Ellis County, TX
Vacancy
27.40%
Lease Rate
$30.72 /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%
$774,800
Cap Rate 7%
$553,429
Cap Rate 9%
$430,444
Alternative Uses
Best Use
Office B
$553.4K
$484.3K – $645.7K
NOI $38,740 @ 7.0% cap · market cap 3.87%
Second Best
Healthcare Medical
$419.3K
$366.9K – $489.1K
NOI $29,348 @ 7.0% cap · market cap 2.93%
Theoretical Best
Multifamily LT 5
$25.27M
$22.11M – $29.48M
NOI $1,768,996 @ 7.0% cap · market cap 176.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
44
Businesses Nearby
Explore this area
Business Placement
Demographics for 76065, TX
42,827
Population
15,081
Households
2.8
Avg Household Size
37
Median Age
36%
College-Educated
92%
High-School Grad
100.9 sq mi
ZIP Area
424
Density / Sq Mi
$123,664
Median Household Income
$61,420
Median Earnings
$1,873
Median Rent
$378,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Commercial land - 4.04-acre site with utilities in place and strong traffic near major thoroughfares.
Where is this commercial land located?
The property is located at 4611 FM 1387 Midlothian, TX.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 4.04‑acre commercial development site; Utilities on property; Strong traffic counts and convenient access to major thoroughfares
