Small-bay flex space combines a warehouse bay, a finished office or showroom front, and a grade-level door in one unit, typically 1,500 to 3,500 SF. It is the building type for businesses that have outgrown a garage and a storage unit but do not need a distribution warehouse. This page covers what to look for, what it costs, and where we have space in North Texas.
ScaleUp builds, leases, and operates its own parks — we are the developer, not a broker listing someone else's building. Two North Texas locations are open for pre-leasing.
There are a number of small-bay parks going up across North Texas right now, and from a listing photo they look interchangeable. They are not. We build these buildings, so here is what we would actually compare if we were the tenant — including the questions that expose a weak deal.
The long version, with everything that belongs on a walkthrough, is our 10-point flex space lease checklist.
Small-bay flex in outer DFW submarkets generally quotes in the mid-teens per square foot per year, triple-net, plus NNN charges. Our own market research found Rockwall flex averaging around $16.30/SF against roughly $9.78/SF for DFW industrial overall — with flex vacancy near 4.5% versus 9.4% market-wide.
That gap is not a premium for nothing. Small bays cost more to build and operate per square foot: more walls, doors, restrooms, HVAC units, and storefront glass per 1,000 SF, and more tenants to manage. Scarcity does the rest — nationally, small-bay represents a very small share of new industrial construction while demand from small businesses keeps climbing.
| Line item | Typical range | What it covers |
|---|---|---|
| Base rent | Mid-teens $/SF/yr | The space itself |
| NNN charges | Several $/SF/yr | Taxes, insurance, common-area maintenance |
| Your utilities | Metered per unit | Electric, water, internet — you control the thermostat |
| Other | Varies | Business insurance, signage, buildout beyond delivered condition |
Full worked example on a 2,000 SF unit: how much it costs to lease flex space in DFW. If NNN is new to you, start with what a triple-net lease actually means.
Most first-time flex tenants land between 1,500 and 3,000 SF. Size around three things, in this order:
Stepping up one size typically costs a few hundred dollars a month; moving your whole operation a year early costs weeks of disruption. The detailed breakdown is in what size flex space your business needs.
We publish a new answer every Tuesday and Friday in The ScaleUp Journal. These are the guides tenants use most.
Compare on six things rather than rate alone: total occupancy cost including NNN, delivered condition in writing, power and phase, door size and truck approach, permitted use for your specific business, and whether the landlord operates the park themselves. A low base rate with vague NNN estimates usually costs more in year two.
Generally mid-teens per square foot per year triple-net in outer submarkets, plus NNN charges. Small bays cost more per square foot than big-box warehouse because of finished office, glass, and individual HVAC, but total monthly cost is far lower because you lease a fraction of the footage.
Most first-time tenants land between 1,500 and 3,000 SF. Size around roughly 150 to 200 SF per person on site, your current racking plus about 30 percent, and the largest vehicle that will load there.
ScaleUp is pre-leasing 30 units of 1,500 to 3,000 SF at Rockwall Flex Park delivering Summer 2027, and taking early interest for McKinney Flex Park, breaking ground Q4 2026.
Tell us your square footage, your timeline, and what your business actually does. We will tell you which park fits — and if neither does, we will say so.