Flexible Office
For Sale
$1,675,000
721 Ranch House Road, Willow Park, TX 76087
CommercialSale, Willow Park, TX
Property Size7,000 SF
Lot Size1.00 Acre
Price / SF$239.29
Days on Market243
Property Features for 721 Ranch House Road
General Information
Property type
Commercial Sale
Property subtype
Office
Property condition
Under Construction
Zoning description
COmmercial Office
Subdivision
Willow Park Church Of
Lot features
Corner Lot
Directions
I-20 west from Fort Worth. Exit Ranch House Rd. Turn right at the light. Travel to the corner of Ranch House Rd and Sam Bass Rd.
Standard status
Active
APN
R000093785
Lot size
1.00 Acre
Taxes and HOA fees
Tax Description
ACRES: 1.000 LOT: 1 BLK: 1 SUBD: WILLOW PARK
Tax Annual Amount
12279
Legal Description
ACRES: 1.000 LOT: 1 BLK: 1 SUBD: WILLOW PARK
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
2005
Floors in Building
1
Number of units
20
Flooring type
Combination
Building materials
Brick
Roof type
Asphalt
Listing Agency:
eXp Realty, LLC
(888) 519-7431
Listed By:
Stacy Lynch · License #TX0329792
(888) 519-7431
Added: Dec 31, 2025
Changed: Aug 23
Last Checked: Aug 31 at 10:06PM
MLS# 20846591
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 office property offers approximately 7,000 square feet of space with multiple configurations available. The building can be divided into areas ranging from 1,000 to 7,000 square feet, and build-to-suit planning is supported. Construction materials include brick, with combination flooring, central air, and central electric heating. The property is listed with an under-construction condition and has a 2005 year built record.
Set on 1 acre at 721 Ranch House Road in Willow Park, the property includes public water and public sewer service. On-site parking is identified in the property information, supporting practical access for occupants and visitors.
Set on 1 acre at 721 Ranch House Road in Willow Park, the property includes public water and public sewer service. On-site parking is identified in the property information, supporting practical access for occupants and visitors.
Key Highlights
- Approximately 7,000 SF with divisible space from 1,000 to 7,000 SF
- Build‑to‑suit planning and multiple office configurations
- 1‑acre property at 721 Ranch House Road, Willow Park, TX 76087
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
$88,773
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
5.30%
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%
$1,775,460
$1.8M
Cap Rate 7%
$1,268,186
$1.3M
Cap Rate 9%
$986,367
$986.4K
Market Conditions
NOI Build-Up for 7,000 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
$153.7K $21.96/SF
− Vacancy
−$35.4K −$5.05/SF
EGI
$118.4K $16.91/SF
− OpEx
−$29.6K −$4.23/SF
NOI
$88.8K $12.68/SF
Area
Parker County, TX
Vacancy
23.00%
Lease Rate
$21.96 /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%
$1,775,460
Cap Rate 7%
$1,268,186
Cap Rate 9%
$986,367
Alternative Uses
Best Use
Office B
$1.27M
$1.11M – $1.48M
NOI $88,773 @ 7.0% cap · market cap 5.30%
Second Best
—
—
no second resolved use
Theoretical Best
Industrial
$6.96M
$6.09M – $8.11M
NOI $486,894 @ 7.0% cap · market cap 29.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Explore this area
Business Placement
Demographics for 76087, TX
33,346
Population
13,290
Households
2.5
Avg Household Size
41
Median Age
40%
College-Educated
92%
High-School Grad
185.5 sq mi
ZIP Area
180
Density / Sq Mi
$108,499
Median Household Income
$59,622
Median Earnings
$1,775
Median Rent
$352,000
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 units - Multiple office configurations support build-to-suit planning and a range of business space requirements.
Where is this office units located?
The property is located at 721 Ranch House Road Willow Park, TX.
What is the asking price?
The asking price for this property is $1,675,000.
What are key features of this property?
This property features: Approximately 7,000 SF with divisible space from 1,000 to 7,000 SF; Build‑to‑suit planning and multiple office configurations; 1‑acre property at 721 Ranch House Road, Willow Park, TX 76087
