Retail Space with Loading
New
For Sale
$4,000,000
6100 S Interstate 35W W, Alvarado, TX 76009
CommercialSale, Alvarado, TX
Property Size12,000 SF
Lot Size4.00 Acres
Price / SF$333.33
Days on Market5
Property Features for 6100 S Interstate 35W W
General Information
Property type
Commercial Sale
Property subtype
Retail
Parking features
Gated, Driveway, Carport
Subdivision
Sanderford Add
Directions
I35W and HWY 67, south approx .75 miles south on service road.
Standard status
Active
APN
126386201030
Lot size
4.00 Acres
Taxes and HOA fees
Tax Description
LOT 3 BLK 1 SANDERFORD ADDITION 126.5523.9920
Tax Annual Amount
16845
Legal Description
LOT 3 BLK 1 SANDERFORD ADDITION 126.5523.9920
Utilities
Sewer type
Aerobic Septic
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Amenities
2 bay loading dock
2 bathrooms
office
breakroom
Building Details
Year built
1999
Floors in Building
1
Number of units
3
Flooring type
Concrete
Building materials
MetalSiding
Roof type
Metal
Listing Agency:
Buck Realty
(817) 866-3700
Listed By:
Tammy Rydell
(817) 866-3700
Added: Aug 26
Last Checked: Aug 30 at 2:06AM
MLS# 21369918
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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 retail property includes 12,000 square feet of retail space with an office, breakroom, two bathrooms, and a two-bay loading dock. Additional improvements include a 100-by-40-foot metal building with a concrete floor and a 70-by-45-foot metal building with partial concrete flooring. The property was built in 1999 and features metal siding, a metal roof, central air, central electric heat, and aerobic septic service.
The site contains approximately 4 acres outside the city limits at 6100 S Interstate 35W W in Alvarado, Texas. Access and parking features include a gated driveway and carport. A new survey will be needed to establish the exact acreage.
The site contains approximately 4 acres outside the city limits at 6100 S Interstate 35W W in Alvarado, Texas. Access and parking features include a gated driveway and carport. A new survey will be needed to establish the exact acreage.
Key Highlights
- 12,000 SF retail space with office, breakroom, 2 bathrooms, and a 2‑bay loading dock
- Approximately 4 acres outside city limits
- 100x40 metal building with concrete floor
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
$199,181
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
4.98%
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%
$3,983,620
$4.0M
Cap Rate 7%
$2,845,443
$2.8M
Cap Rate 9%
$2,213,122
$2.2M
Market Conditions
NOI Build-Up for 12,000 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
$299.5K $24.96/SF
− Vacancy
−$15.0K −$1.25/SF
EGI
$284.5K $23.71/SF
− OpEx
−$85.4K −$7.11/SF
NOI
$199.2K $16.60/SF
Area
Johnson County, TX
Vacancy
5.00%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
30.00%
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%
$3,983,620
Cap Rate 7%
$2,845,443
Cap Rate 9%
$2,213,122
Alternative Uses
Best Use
Retail
$2.85M
$2.49M – $3.32M
NOI $199,181 @ 7.0% cap · market cap 4.98%
Second Best
Warehouse
$1.19M
$1.04M – $1.39M
NOI $83,446 @ 7.0% cap · market cap 2.09%
Theoretical Best
Multifamily LT 5
$143.84M
$125.86M – $167.81M
NOI $10,068,786 @ 7.0% cap · market cap 251.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Dock-high doors
Location Intelligence
Trade Area within ½ mile
168
Businesses Nearby
Explore this area
Business Placement
Demographics for 76009, TX
23,376
Population
7,648
Households
3.1
Avg Household Size
37
Median Age
14%
College-Educated
75%
High-School Grad
98.0 sq mi
ZIP Area
239
Density / Sq Mi
$73,696
Median Household Income
$38,841
Median Earnings
$1,202
Median Rent
$211,000
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail improvements with office, breakroom, restrooms, and additional metal buildings on a gated commercial property.
Where is this retail space located?
The property is located at 6100 S Interstate 35W W Alvarado, TX.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: 12,000 SF retail space with office, breakroom, 2 bathrooms, and a 2‑bay loading dock; Approximately 4 acres outside city limits; 100x40 metal building with concrete floor
