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    Downtown Denison Office with Parking Title is generated by Realmo AI

    121 S Austin Avenue, Denison, TX 75020

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    For Sale
    $525,000

    Office - Denison, TX

    Type:Office
    Property size:
    1,677 SF
    Lot size:
    0.10 Acres
    Price / SF:
    $313/SF
    Added:
    Jan 20, 2026
    Days on Market:
    116
    Last Refresh:
    May 16 at 4:06 am

    Property Features for 121 S Austin Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Parking features
    Off Street, Parking Lot
    Standard status
    Active
    APN
    143168
    Size
    1,677 SF
    Lot size
    0.10 Acres

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1995
    Flooring type
    Concrete
    Building materials
    Block, Brick
    Roof type
    Asphalt, Flat
    Architectural style
    Other

    We can help!

    Listing Contact
    Cory Meals
    Cory Meals

    Listing agent Cory Meals License #0636222

    Listing office eXp Realty LLC 5605 North McArthur Boulevard, Austin, TX

    Listing date Jan 20, 2026

    MLS# 21156244 Listing URL

    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.

    HighLights

    • Premier downtown Denison location on a hard corner with exceptional exposure and strong street presence.
    • Private parking lot, a rare and invaluable asset in the downtown area.
    • Functional and flexible interior layout, currently configured as a law practice, easily adaptable for various business uses.
    • Located in the growing Sherman‑Denison area, benefiting from corporate investment and expanding employment opportunities.
    • Approximately 1,677 square feet of office space on a corner lot maximizing visibility and accessibility.
    • Proximity to downtown restaurants, shops, entertainment, and community events.

    Overview

    Located on the corner of Austin Ave & Chestnut St in downtown Denison, this commercial office building offers exceptional exposure. The interior is configured for a law practice, featuring an open flex space, two private offices, a large conference room, two restrooms, and a dedicated storage and equipment closet. The layout balances privacy and openness, making it practical for client-facing and operational needs. A private parking lot provides convenient parking for owners, employees, and customers. The building offers approximately 1,677 square feet of office space and sits on a corner lot. Businesses positioned in downtown Denison enjoy proximity to restaurants, shops, entertainment, and community events. The property is suited for a professional service creative firm or growing business looking to establish a downtown footprint. The Texoma region is experiencing increased demand for commercial and professional space.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $311.7K
    NOI $28,051 @ 9.00% cap · cautious / downside scenario
    Moderate
    $400.7K
    NOI $28,051 @ 7.00% cap · market / base-case scenario
    Aggressive
    $561.0K
    NOI $28,051 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $51.5k $30.72
    − Vacancy −$14.1k −$8.42
    EGI $37.4k $22.30
    − OpEx −$9.4k −$5.58
    NOI $28.1k $16.73
    1,677 SF · lease $30.72/SF/yr · vacancy 27.40% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $400.7K
    $350.6K – $467.5K (±1% cap)
    NOI $28,051 @ 7.0% cap · market cap 5.34%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Hotel Hospitality
    $860.3K
    $752.8K – $1.00M (±1% cap)
    NOI $60,221 @ 7.0% cap · market cap 11.47%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Davis Legal | Grayson ... Law Firm Black Bull Limousine ... Car Rental Facility Bill Kennedy Law, ... Law Firm Kensko Aquatics LLC General Contractor

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Denison
    County
    Grayson
    State
    Texas
    Longitude
    -96.537101
    Latitude
    33.754636

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    FAQs

    What type of property is this?
    Office units - High-visibility office building in downtown Denison with private parking.
    Where is this office units located?
    The property is located at 121 S Austin Avenue Denison, TX.
    What is the asking price?
    The asking price for this property is $525,000.
    What are key features of this property?
    This property features: Premier downtown Denison location on a hard corner with exceptional exposure and strong street presence.; Private parking lot, a rare and invaluable asset in the downtown area.; Functional and flexible interior layout, currently configured as a law practice, easily adaptable for various business uses.
    (888) 519-7431
    We can help!
    Listing Contact
    Cory Meals
    Cory Meals
    Real Estate License ID: 0636222
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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