New Construction Flex
For Sale
$599,000
6854 Old Lorena Rd, Lorena, TX 76655
New-construction flex space with roll-up access, an office, and a bathroom.
Property Size5,576 SF
Price / SF$107.42
Days on Market15
Property Features for 6854 Old Lorena Rd
General Information
Standard status
Active
Size
5,576 SF
Additional Details
Road Access
Yes
Building Details
Year Built
2024
Listing Agency:
Kelly, Realtors
(254) 741-1500
Listed By:
Nathan Embry · License #668380
Source:
Minteerteam
Added: Aug 18
Changed: Aug 31
Last Checked: Aug 31 at 7:02PM
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 Kelly, Realtors
Investment Insights
Based on property information with market context.
This flex property at 6854 Old Lorena Rd includes 5,576 square feet of space, two 10x10 ft roll-up doors, one office, and one bathroom. The building was constructed in 2024, providing a recently completed commercial facility with a combination of work and administrative areas.
The property is in Lorena, Texas, along Old Lorena Road and minutes from IH-35, providing access to the regional highway network.
The property is in Lorena, Texas, along Old Lorena Road and minutes from IH-35, providing access to the regional highway network.
Key Highlights
- 5,576‑square‑foot flex property
- Built in 2024
- Two 10x10 ft roll‑up doors
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
$40,013
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
6.68%
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%
$800,260
$800.3K
Cap Rate 7%
$571,614
$571.6K
Cap Rate 9%
$444,589
$444.6K
Market Conditions
NOI Build-Up for 5,576 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
$66.9K $12.00/SF
− Vacancy
−$5.4K −$0.96/SF
EGI
$61.6K $11.04/SF
− OpEx
−$21.5K −$3.86/SF
NOI
$40.0K $7.18/SF
Area
McLennan County, TX
Vacancy
8.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
35.00%
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%
$800,260
Cap Rate 7%
$571,614
Cap Rate 9%
$444,589
Alternative Uses
Best Use
Flex RnD
$571.6K
$500.2K – $666.9K
NOI $40,013 @ 7.0% cap · market cap 6.68%
Second Best
Warehouse
$492.3K
$430.8K – $574.4K
NOI $34,462 @ 7.0% cap · market cap 5.75%
Theoretical Best
Multifamily LT 5
$69.46M
$60.78M – $81.04M
NOI $4,862,433 @ 7.0% cap · market cap 811.76%
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
31
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76655, TX
10,227
Population
3,478
Households
2.9
Avg Household Size
39
Median Age
38%
College-Educated
97%
High-School Grad
77.7 sq mi
ZIP Area
132
Density / Sq Mi
$106,012
Median Household Income
$54,812
Median Earnings
$967
Median Rent
$294,600
Median Home Value
Market
Vacancy Rate% for Industrial 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 - New-construction flex space with roll-up access, an office, and a bathroom.
Where is this flex space located?
The property is located at 6854 Old Lorena Rd Lorena, TX.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 5,576‑square‑foot flex property; Built in 2024; Two 10x10 ft roll‑up doors
