Updated Office
For Sale
$750,000
6409 W Poly Webb Road, Arlington, TX 76016
Single-story professional office space on a nearly half-acre parcel near Interstate 20.
Property Size4,131 SF
Price / SF$181.55
Days on Market31
Property Features for 6409 W Poly Webb Road
General Information
Standard status
Active
Size
4,131 SF
Property subtype
Commercial
Zoning
Office
Additional Details
Highway Access
Yes
Building Details
Building Size
4,131 SF
Year Built
1979
Stories
1
Units
1
Listing Agency:
Keller Williams Lonestar DFW
(817) 470-7654
Listed By:
Bruce Henderson · License #0619362
(817) 470-7654
Source:
Fullhouserealtytx
Added: Jul 30
Changed: Aug 27
Last Checked: Aug 28 at 11:30AM
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 Keller Williams Lonestar DFW
Investment Insights
Based on property information with market context.
Located at 6409 W Poly Webb Rd in Arlington, Texas, this 4,131-square-foot office building provides single-story professional space on a nearly half-acre lot. The property was built in 1979 and has undergone a full update, supporting a modern office setting for an owner-user or other professional operation.
The site sits just off Interstate 20 in West Arlington, providing access to a major regional transportation route. Its office-oriented layout, updated condition, and suburban setting create a practical commercial property for organizations seeking a dedicated workplace in the Arlington market.
The site sits just off Interstate 20 in West Arlington, providing access to a major regional transportation route. Its office-oriented layout, updated condition, and suburban setting create a practical commercial property for organizations seeking a dedicated workplace in the Arlington market.
Key Highlights
- 4,131‑square‑foot office building
- Single‑story configuration for professional office use
- Nearly half‑acre lot
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
$63,948
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
8.53%
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%
$1,278,960
$1.3M
Cap Rate 7%
$913,543
$913.5K
Cap Rate 9%
$710,533
$710.5K
Market Conditions
NOI Build-Up for 4,131 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
$99.1K $24.00/SF
− Vacancy
−$13.9K −$3.36/SF
EGI
$85.3K $20.64/SF
− OpEx
−$21.3K −$5.16/SF
NOI
$63.9K $15.48/SF
Area
Arlington, TX
Vacancy
14.00%
Lease Rate
$24.00 /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%
$1,278,960
Cap Rate 7%
$913,543
Cap Rate 9%
$710,533
Alternative Uses
Best Use
Office B
$913.5K
$799.4K – $1.07M
NOI $63,948 @ 7.0% cap · market cap 8.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.22M
$1.07M – $1.42M
NOI $85,264 @ 7.0% cap · market cap 11.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
615
Businesses Nearby
Explore this area
Business Placement
Demographics for 76016, TX
31,091
Population
11,609
Households
2.7
Avg Household Size
44
Median Age
44%
College-Educated
96%
High-School Grad
8.8 sq mi
ZIP Area
3,533
Density / Sq Mi
$108,701
Median Household Income
$55,446
Median Earnings
$1,854
Median Rent
$311,200
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?
Office building - Single-story professional office space on a nearly half-acre parcel near Interstate 20.
Where is this office building located?
The property is located at 6409 W Poly Webb Road Arlington, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 4,131‑square‑foot office building; Single‑story configuration for professional office use; Nearly half‑acre lot
