Resources
Commercial real estate answers for Texas owners, tenants, and investors.
Real world guides on flex-industrial, industrial outdoor storage, valuation, selling, and 1031 exchanges in Austin and the Texas Triangle. Accounts of deals transacted by Roesinger on value-add flex-industrial property in Central Texas.
Asset classes
Flex, small-bay, IOS, and cold storage.
What each product type is, who leases it, and how buyers underwrite it.
What is flex-industrial space?
How flex differs from warehouse and office, who leases it, and what drives rent and value.
Read the guide → Small-baySmall-bay industrial investing
The value-add playbook: mark-to-market, rollover, leasing costs, and the value created when below-market rents roll.
Read the guide → IOSIndustrial outdoor storage (IOS) guide
What qualifies as IOS, why zoning is most of the value, and current cap rate ranges.
Read the guide → IOSTruck parking and trailer storage in Texas
The parking shortage, what makes a good yard, access and entitlement, and how investors underwrite one.
Read the guide → Owner-usersFlex and industrial condos in Austin
How commercial condos work, buy versus lease, SBA financing, and what to check in the declaration.
Read the guide → Cold storageCold storage real estate in Texas
Facility types, the build-cost premium, Texas demand drivers, and the risks buyers underwrite.
Read the guide →Land and development
Land along I-35 and across Texas.
What land is worth, and what it takes to turn it into an industrial site.
Land price per acre around Austin and I-35
Utilities, access, floodplain, entitlements, and ag valuation, plus how to value land by the residual method.
Read the guide → DevelopmentIndustrial land development in Texas
Platting, utilities, MUDs, detention, TxDOT access, timeline, and yield-on-cost math.
Read the guide → IOSTurning land into an IOS asset
When a yard beats waiting for vertical development, and how the math works.
Read the guide →Market updates
Texas Triangle industrial, updated quarterly.
Vacancy, rents, absorption, and construction from the latest brokerage research, side by side, with what it means for owners, tenants, and buyers.
Austin industrial market update
Vacancy easing as leasing returns and construction slows.
Read the update → San AntonioSan Antonio industrial market update
The I-35 south corridor, by source and by quarter.
Read the update → Dallas-Fort WorthDFW industrial market update
The largest industrial market in the Triangle, by source and by quarter.
Read the update → HoustonHouston industrial market update
Port-driven demand, vacancy, and rents, by source and by quarter.
Read the update →Owners and tenants
Decisions owners and occupiers face.
How to sell commercial property in Texas
Pricing, timeline, listing versus direct sale, due diligence, and Texas paperwork.
Read the guide → Property taxesTexas commercial property tax protests
Deadlines, evidence, ARB hearings, arbitration, and how taxes reset NOI on a sale.
Read the guide → Owner-usersBuy your own space: flex condos
When owning a unit beats leasing one.
Read the guide →Valuation and structuring
Value, leverage, and tax-deferred exchanges.
Cap rates and what your building is worth
NOI, cap rate, DSCR, and debt yield, worked on a 50,000 SF South Austin flex example.
Read the guide → Net leaseNet-lease (NNN) investing for 1031 buyers
Tenant credit, lease term, rent bumps, current cap rates, and the risks behind a passive deal.
Read the guide → 10311031 exchanges for commercial property
The 45- and 180-day rules, boot, reverse and improvement exchanges, and planning.
Read the guide →By role
Find what applies to you.
Property owners
Tenants and owner-users
Glossary
Commercial real estate terms, defined.
The terms that come up most in flex-industrial, IOS, and investment sales conversations.
- Flex-industrial
- A single-story industrial building that combines warehouse or shop space with finished office or showroom space, usually with grade-level loading and clear heights of roughly 14 to 24 feet, leased to small and mid-size businesses.
- Industrial outdoor storage (IOS)
- Industrial land used mainly for outdoor storage and parking of trucks, trailers, equipment, and materials, typically with a small building and low building coverage. Most of the value is in the zoned, improved yard.
- Cap rate
- Net operating income divided by price or value. A building with $487,500 of NOI priced at $7.5 million trades at a 6.50% cap rate.
- Net operating income (NOI)
- Rental and other income minus vacancy and operating expenses, before debt service, capital reserves, depreciation, and income taxes.
- Clear height
- The usable height inside an industrial building from the floor to the lowest overhead obstruction, such as joists, beams, or sprinklers.
- Small-bay industrial
- Multi-tenant industrial buildings divided into units of roughly 1,000 to 25,000 square feet, often called shallow-bay or flex.
- Building coverage ratio
- Building footprint divided by land area. IOS sites often run below 20%, while typical warehouses run 30% to 45%.
- Triple-net (NNN) lease
- A lease in which the tenant pays base rent plus its share of property taxes, insurance, and common-area maintenance.
- Yield on cost
- Stabilized NOI divided by total project cost, including purchase price, renovation, leasing costs, and carry. Compared with the market cap rate to measure value created.
- Debt service coverage ratio (DSCR)
- NOI divided by annual principal and interest payments. Lenders commonly size commercial loans to a minimum DSCR of about 1.20x to 1.35x.
- Debt yield
- NOI divided by the loan amount. A lender-side test of risk that ignores interest rate and amortization.
- Broker opinion of value (BOV)
- A broker's estimate of likely sale price based on comparable sales, income, and market conditions. A BOV is not an appraisal.
- Sale-leaseback
- A business sells the real estate it occupies to an investor and signs a long-term lease to stay, converting equity into cash.
- 1031 exchange
- A tax-deferred exchange under Section 1031 of the Internal Revenue Code. Replacement property must be identified within 45 days and acquired within 180 days of the sale.
- Blend-and-extend
- A lease amendment in which a tenant extends the term early in exchange for a rent blended between the current rate and the market rate.
FAQ
Questions owners and investors ask first.
How do commercial real estate brokers get paid in Texas?
Commissions in Texas are not set by law. They are negotiated and written into the listing or representation agreement. Sale commissions are usually a percentage of the sale price and lease commissions a percentage of total rent over the lease term. Roesinger LLC handles sales and leasing on commission and offers advisory work, such as underwriting and broker opinions of value, at fixed fees.
What is a good cap rate for an industrial building?
It depends on the tenant, lease term, building quality, and market. As one reference point, national research in 2026 put stabilized industrial outdoor storage at roughly 6.00% to 6.75% in primary markets and 6.75% to 7.75% in secondary markets. Small-bay flex in Austin is priced off local sales comparables, in-place rent versus market rent, and rollover risk, so the right number for a specific building comes from a broker opinion of value. See cap rates and what your building is worth.
Is a consultation with Roesinger free?
Yes. An initial consultation and quote are free with no obligation. Zach Roesinger replies within one business day at 512.949.1418 or info@RoesingerCRE.com.
What areas does Roesinger cover?
Texas, with the Texas Triangle at the core: Austin and San Antonio along the I-35 corridor, Dallas-Fort Worth, and Houston, plus South and West Texas.
Can Roesinger buy my building directly?
Sometimes. Roesinger buys value-add flex-industrial property as a principal. When it does, it discloses in writing that it is a licensed Texas real estate broker acting for its own account, and you can compare a direct offer against a listing strategy before deciding.
Does Roesinger provide appraisals or property management?
No. Roesinger LLC provides broker opinions of value, which are not appraisals, and does not offer property management.
Follow along
New guides and market reads, as they post.
Zach shares deal structures, market numbers, and new guides on these channels.
Start a conversation
Have a question these guides don't answer?
Tell us about the building or the requirement. You get a straight answer on what it would take and what it would cost, at no charge and with no obligation.