Two-Story Flex
For Sale
$479,000
611 W Spring Valley Road, Hewitt, TX 76643
CommercialSale, Hewitt, TX
Property Size6,504 SF
Lot Size0.58 Acres
Price / SF$73.65
Days on Market141
Property Features for 611 W Spring Valley Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C
Parking features
Parking Lot
Subdivision
THANGAUEL P SIVAM
Directions
From I-35 south exit 328. Destination is 2.1 miles on left.
Standard status
Active
APN
335767
Size
6,504 SF
Lot size
0.58 Acres
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1986
Floors in Building
2
Number of units
1
Flooring type
Carpet
Building materials
BoardAndBattenSiding
Roof type
Composition
Listing Agency:
Graceland Real Estate
(254) 772-7788
Listed By:
Patricia Meadows · License #0488304
(254) 709-9955
Added: May 9
Changed: Sep 7
Last Checked: Sep 26 at 5:06PM
MLS# 21189820
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 6,504-square-foot flex property occupies two stories on approximately 0.579 acres. The building includes multiple rooms, bathrooms, a full kitchen area, and several entrances that may support separate access points. Its prior use as a daycare and dance studio provides a flexible interior configuration for office, medical, professional service, restaurant, coffee shop, or fitness applications. Construction dates to 1986, with carpet flooring, electric heat, central air, composition roofing, and board-and-batten siding. The roof was replaced in 2017.
Located on W Spring Valley Road in Hewitt, the property has a parking lot and public water and sewer service. Access is available to Interstate 35, Highway 6, and Highway 84, connecting the site with surrounding communities.
Located on W Spring Valley Road in Hewitt, the property has a parking lot and public water and sewer service. Access is available to Interstate 35, Highway 6, and Highway 84, connecting the site with surrounding communities.
Key Highlights
- 6,504‑square‑foot, two‑story commercial building
- Approximately 0.579 acres on 611 W Spring Valley Road
- Multiple entrances, full kitchen area, bathrooms, and multiple rooms
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
$33,104
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
6.91%
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%
$662,080
$662.1K
Cap Rate 7%
$472,914
$472.9K
Cap Rate 9%
$367,822
$367.8K
Market Conditions
NOI Build-Up for 6,504 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
$50.5K $7.76/SF
− Vacancy
−$3.2K −$0.49/SF
EGI
$47.3K $7.27/SF
− OpEx
−$14.2K −$2.18/SF
NOI
$33.1K $5.09/SF
Area
McLennan County, TX
Vacancy
6.30%
Lease Rate
$7.76 /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%
$662,080
Cap Rate 7%
$472,914
Cap Rate 9%
$367,822
Alternative Uses
Best Use
Office B
$1.24M
$1.09M – $1.45M
NOI $87,119 @ 7.0% cap · market cap 18.19%
Second Best
Flex RnD
$666.8K
$583.4K – $777.9K
NOI $46,673 @ 7.0% cap · market cap 9.74%
Theoretical Best
Multifamily LT 5
$81.02M
$70.90M – $94.53M
NOI $5,671,676 @ 7.0% cap · market cap 1,184.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
109
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76643, TX
16,044
Population
6,231
Households
2.6
Avg Household Size
42
Median Age
37%
College-Educated
95%
High-School Grad
7.6 sq mi
ZIP Area
2,111
Density / Sq Mi
$83,798
Median Household Income
$50,432
Median Earnings
$1,389
Median Rent
$252,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial layout with multiple entrances, a full kitchen, bathrooms, and on-site parking.
Where is this flex space located?
The property is located at 611 W Spring Valley Road Hewitt, TX.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: 6,504‑square‑foot, two‑story commercial building; Approximately 0.579 acres on 611 W Spring Valley Road; Multiple entrances, full kitchen area, bathrooms, and multiple rooms
