Air-Conditioned Flex
For Sale
$1,425,000
4651 South Treadaway Boulevard, Abilene, TX 79602
Office and warehouse configuration with outside storage, HC zoning, and direct frontage along Treadaway Boulevard.
Property Size9,600 SF
Lot Size1.35 Acres
Price / SF$148.44
Days on Market68
Property Features for 4651 South Treadaway Boulevard
General Information
Standard status
Active
Size
9,600 SF
Class
A
Lot size
1.35 Acres
Property subtype
OFFICE / WAREHOUSE
Zoning
HC
Site & Location
Road Access
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Three-Phase Power
Yes
Conditioned Warehouse
Yes
Building Details
Building Size
9,600 SF
Listing Agency:
Silver Oak Commercial Realty
(817) 233-7100
Listed By:
Russ Webb · License #TX #488983
(817) 233-7100
Source:
Silveroakcre
Added: Jun 25
Changed: Aug 30
Last Checked: Aug 30 at 10:40PM
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 Silver Oak Commercial Realty
Investment Insights
Based on property information with market context.
This flex-space property combines 9,600 square feet of office and warehouse area on a 1.35-acre tract. The warehouse is air conditioned and includes an overhead door, while three-phase power supports commercial operations. Outside storage is also part of the property, and the building received a new roof in the last year.
The site fronts South Treadaway Boulevard in Abilene, just off the loop and minutes from downtown Abilene and Abilene Regional Airport. HC zoning and the existing office-warehouse layout support a range of commercial occupancy options within the current improvements.
The site fronts South Treadaway Boulevard in Abilene, just off the loop and minutes from downtown Abilene and Abilene Regional Airport. HC zoning and the existing office-warehouse layout support a range of commercial occupancy options within the current improvements.
Key Highlights
- 9,600 SF office and warehouse property
- 1.35‑acre tract with outside storage
- Frontage on South Treadaway Boulevard
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
$106,488
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
7.47%
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%
$2,129,760
$2.1M
Cap Rate 7%
$1,521,257
$1.5M
Cap Rate 9%
$1,183,200
$1.2M
Market Conditions
NOI Build-Up for 9,600 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
$167.0K $17.40/SF
− Vacancy
−$25.1K −$2.61/SF
EGI
$142.0K $14.79/SF
− OpEx
−$35.5K −$3.70/SF
NOI
$106.5K $11.09/SF
Area
Abilene, TX
Vacancy
15.00%
Lease Rate
$17.40 /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%
$2,129,760
Cap Rate 7%
$1,521,257
Cap Rate 9%
$1,183,200
Alternative Uses
Best Use
Office B
$1.52M
$1.33M – $1.77M
NOI $106,488 @ 7.0% cap · market cap 7.47%
Second Best
Flex RnD
$1.16M
$1.01M – $1.35M
NOI $80,945 @ 7.0% cap · market cap 5.68%
Theoretical Best
Office A
$2.14M
$1.88M – $2.50M
NOI $150,036 @ 7.0% cap · market cap 10.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
374
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 79602, TX
25,389
Population
11,127
Households
2.3
Avg Household Size
36
Median Age
34%
College-Educated
91%
High-School Grad
121.7 sq mi
ZIP Area
209
Density / Sq Mi
$84,845
Median Household Income
$39,044
Median Earnings
$1,123
Median Rent
$233,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Office and warehouse configuration with outside storage, HC zoning, and direct frontage along Treadaway Boulevard.
Where is this flex space located?
The property is located at 4651 South Treadaway Boulevard Abilene, TX.
What is the asking price?
The asking price for this property is $1,425,000.
What are key features of this property?
This property features: 9,600 SF office and warehouse property; 1.35‑acre tract with outside storage; Frontage on South Treadaway Boulevard
