1180 W Pioneer Parkway, Arlington, Texas

Description

Pioneer Plaza presents an opportunity to acquire a seven-building, single-story garden office park located at the hard corner of West Pioneer Parkway and South Davis Drive in Arlington, Texas. The property contains approximately 66,000 square feet across 6.238 acres and benefits from a diversified tenant roster of 44 tenants, providing income diversification and reduced exposure to any single occupant.

The asset has demonstrated durable operating performance, maintaining a 10-year average occupancy of 96.2% between 2017 and 2026, with occupancy consistently remaining at high levels through varying market conditions. The property's small-suite configuration has supported recurring tenant demand while helping minimize downtime between occupancies. Standardized suite layouts allow for efficient turnover and quicker lease-up following tenant transitions.

Pioneer Plaza offers a measurable value-add component through below-market in-place rents. According to the offering materials, approximately 36% of leases rolling between 2027 and 2029 are currently below market rental levels. As those leases renew, ownership has the opportunity to capture additional revenue through market-rate adjustments. Historical rental growth at the property further supports this potential, with weighted-average rental rates increasing over the past decade.

The property's modified net lease structure shifts responsibility for many day-to-day operating expenses to tenants, including interior maintenance, HVAC service, electricity, and proportional utility obligations. Landlord responsibilities are primarily limited to roof structure, landscaping, and parking areas, contributing to a more predictable operating profile. The offering also includes an additional 0.77-acre parcel zoned C-2, providing future expansion or build-to-suit development potential.

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