Single-Tenant Garden
For Sale
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6022 4th St, Lubbock, TX 79416
Single-tenant office suite with private offices, two restrooms, a breakroom, lobby, and reception area.
Property Size3,895 SF
Price / SF$285
Days on Market395
Property Features for 6022 4th St
General Information
Standard status
Active
Size
3,895 SF
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Building Details
Tenancy
Single
Listing Agency:
McDougal, REALTORS
(806) 793-0703
Listed By:
Ethan Quisenberry · License #0758039
(806) 317-0234
Source:
Moodyscre
Added: Aug 25, 2025
Changed: Sep 11
Last Checked: Sep 22 at 9:35PM
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 McDougal, REALTORS
Investment Insights
Based on property information with market context.
Located within the 4th Street Garden Offices, this single-tenant garden office totals 3,895 square feet and is designed for a professional work environment. The interior includes sixteen private offices, two restrooms, a breakroom, a welcoming lobby, and a reception area, creating a flexible layout for client-facing and team-based operations.
The property is positioned on 4th Street between Milwaukee Avenue and Frankford Avenue, providing visibility and convenient access to Loop 289 and the Marsha Sharp Freeway.
The property is positioned on 4th Street between Milwaukee Avenue and Frankford Avenue, providing visibility and convenient access to Loop 289 and the Marsha Sharp Freeway.
Key Highlights
- Single‑tenant 4th Street Garden Offices garden office totaling 3,895 SF
- Layout includes 16 private offices, reception area, and a welcoming lobby
- Amenities include two restrooms and a breakroom
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
$50,917
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
4.59%
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%
$1,018,340
$1.0M
Cap Rate 7%
$727,386
$727.4K
Cap Rate 9%
$565,744
$565.7K
Market Conditions
NOI Build-Up for 3,895 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
$81.8K $21.00/SF
− Vacancy
−$13.9K −$3.57/SF
EGI
$67.9K $17.43/SF
− OpEx
−$17.0K −$4.36/SF
NOI
$50.9K $13.07/SF
Area
Lubbock, TX
Vacancy
17.00%
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%
$1,018,340
Cap Rate 7%
$727,386
Cap Rate 9%
$565,744
Alternative Uses
Best Use
Office B
$727.4K
$636.5K – $848.6K
NOI $50,917 @ 7.0% cap · market cap 4.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$981.9K
$859.2K – $1.15M
NOI $68,736 @ 7.0% cap · market cap 6.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
294
Businesses Nearby
Explore this area
Business Placement
Demographics for 79416, TX
36,251
Population
16,094
Households
2.3
Avg Household Size
30
Median Age
39%
College-Educated
93%
High-School Grad
32.1 sq mi
ZIP Area
1,129
Density / Sq Mi
$65,200
Median Household Income
$34,258
Median Earnings
$1,269
Median Rent
$196,900
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 units - Single-tenant office suite with private offices, two restrooms, a breakroom, lobby, and reception area.
Where is this office units located?
The property is located at 6022 4th St Lubbock, TX.
What is the asking price?
The asking price for this property is $1,110,075.
What are key features of this property?
This property features: Single‑tenant 4th Street Garden Offices garden office totaling 3,895 SF; Layout includes 16 private offices, reception area, and a welcoming lobby; Amenities include two restrooms and a breakroom
