Commercial Flex
For Sale
$179,500
Pending
100 McCaleb St, Athens, TX 75751
Commercial Sale, Athens, TX
Property Size1,500 SF
Lot Size0.61 Acres
Days on Market368
Property Features for 100 McCaleb St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Com
Subdivision
Henderson
Standard status
Pending
APN
0782.0200.0000.01
Size
1,500 SF
Lot size
0.61 Acres
Taxes and HOA fees
Tax Description
.61 Acs. AB 782 T. Parmer Sur. Tr. 20
Legal Description
.61 Acs. AB 782 T. Parmer Sur. Tr. 20
Building Details
Year built
1983
Listing Agency:
Keller Williams Realty - Athens
(903) 658-8848
Listed By:
Brad Rummel · License #0422393
(903) 681-3347
Added: Aug 28, 2025
Changed: Aug 19
Last Checked: Aug 30 at 12:06AM
MLS# 109573
Copyright © 2026 Henderson County Board of REALTORS®. 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 1,500-square-foot flex property combines approximately 600 square feet of office space with an additional 900 square feet of warehouse area. Built in 1983, the building includes electricity, gas, and water service, with a layout suited to combined administrative and storage or operational needs. The property is currently occupied by Wainwright Construction.
The 0.61-acre site is located at 100 McCaleb St in Athens, Texas, just off Hwy 31 West. Commercial zoning supports the property’s business-oriented configuration.
The 0.61-acre site is located at 100 McCaleb St in Athens, Texas, just off Hwy 31 West. Commercial zoning supports the property’s business-oriented configuration.
Key Highlights
- 1,500‑square‑foot flex property on a 0.61‑acre site
- Approximately 600 square feet of office space
- Additional 900 square feet of warehouse area
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
$15,795
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
8.80%
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%
$315,900
$315.9K
Cap Rate 7%
$225,643
$225.6K
Cap Rate 9%
$175,500
$175.5K
Market Conditions
NOI Build-Up for 1,500 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
$27.0K $18.00/SF
− Vacancy
−$2.7K −$1.80/SF
EGI
$24.3K $16.20/SF
− OpEx
−$8.5K −$5.67/SF
NOI
$15.8K $10.53/SF
Area
Henderson County, TX
Vacancy
10.00%
Lease Rate
$18.00 /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%
$315,900
Cap Rate 7%
$225,643
Cap Rate 9%
$175,500
Alternative Uses
Best Use
Office B
$358.4K
$313.6K – $418.2K
NOI $25,091 @ 7.0% cap · market cap 13.98%
Second Best
Flex RnD
$225.6K
$197.4K – $263.3K
NOI $15,795 @ 7.0% cap · market cap 8.80%
Theoretical Best
Office A
$527.7K
$461.7K – $615.6K
NOI $36,936 @ 7.0% cap · market cap 20.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
216
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 75751, TX
17,100
Population
7,432
Households
2.3
Avg Household Size
39
Median Age
20%
College-Educated
85%
High-School Grad
180.4 sq mi
ZIP Area
95
Density / Sq Mi
$71,524
Median Household Income
$31,897
Median Earnings
$1,063
Median Rent
$205,200
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?
Flex space - Office and warehouse areas support a range of commercial operations with on-site utilities and convenient highway access.
Where is this flex space located?
The property is located at 100 McCaleb St Athens, TX.
What is the asking price?
The asking price for this property is $179,500.
What are key features of this property?
This property features: 1,500‑square‑foot flex property on a 0.61‑acre site; Approximately 600 square feet of office space; Additional 900 square feet of warehouse area
