Restaurant Opportunity in High-Traffic
1901 W Morton Street, Denison, TX 75020
Retail - Denison, TX
Type:Retail
Property size:
2,432 SFLot size:
0.53 AcresPrice / SF:
$246/SF- Added:
- Mar 27, 2026
- Days on Market:
- 51
- Last Refresh:
- May 16 at 4:06 am
Property Features for 1901 W Morton Street
General Information
- Property type
- Commercial Sale
- Property subtype
- Retail
- Parking features
- Parking Lot, Paved or Surfaced
- Standard status
- Active
- APN
- 140811
- Size
- 2,432 SF
- Lot size
- 0.53 Acres
Utilities
- Heating system
- Central, Electric (Heating)
- Cooling system
- Central Air, Electric, Multi Units, Wall Unit(s)
Building Details
- Year built
- 1970
- Flooring type
- Linoleum
- Building materials
- Steel Siding, Stone
- Roof type
- Flat, Metal, Mixed, Synthetic
- Architectural style
- Other
Listing agent Megan Christensen License #0682136 (903) 818-6079
Listing office Texas Life Real Estate 1203 S Lang Ave, Pottsboro, TX (903) 818-6079
Listing date Mar 27, 2026
MLS# 21129450
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
- High‑visibility corner location on W. Morton St. (FM 120) with over 14,000 vehicles passing daily.
- Direct connector to Lake Texoma and proximity to Margaritaville and Hard Rock resort developments.
- Turnkey restaurant opportunity with existing infrastructure, including a 6‑year‑old commercial‑grade vent hood and TPO roof.
- Located in a rapidly growing area driven by the $30B Texas Instruments semiconductor plant.
- Close proximity to major national and regional retailers, ensuring consistent customer traffic.
- Existing restaurant layout with seating for 52, a drive‑through window, walk‑in cooler/freezer, and ample parking.
Overview
Located at the corner of W. Morton St. and Juanita Drive, this property is positioned for a fast-food or full-service dining concept. The site benefits from high visibility, with over 14,000 vehicles traveling Morton St. daily, a primary commercial corridor in Denison. FM 120 connects Denison and Pottsboro, the gateway to Lake Texoma, which will soon be home to the Margaritaville and Hard Rock resort developments. The property is located 1.4 miles east of Hwy 75, providing regional access. Currently operating as Watson Burger, the restaurant seats 52 guests and has additional seating capacity. The building features a rock-clad exterior, floor-to-ceiling windows, and a drive-through window added approximately 20 years ago. Infrastructure improvements include a 6-year-old commercial-grade vent hood and a 6-year-old TPO roof. The restaurant includes a walk-in cooler, a walk-in freezer, a separate office, and two bathrooms. Ample on-site parking is available. The surrounding area includes national and regional retailers such as Wok Xpress, Mama Qin, Dollar General, Dollar Tree, Chick-fil-A, CVS, QuikTrip, Starbucks, Burger King, McDonald’s, Walmart, Braum’s, and Best Western. The Sherman–Denison metro is experiencing economic expansion, including the $30B Texas Instruments semiconductor plant. The property is 2432 square feet in size and sits on a 0.53-acre lot.
Financial Insights
Value Estimation Calculated for Specialty Retail
Conservative
$480.6K
NOI $43,251 @ 9.00% cap · cautious / downside scenario
Moderate
$617.9K
NOI $43,251 @ 7.00% cap · market / base-case scenario
Aggressive
$865.0K
NOI $43,251 @ 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 Specialty Retail
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $60.7k | $24.96 |
| − Vacancy | −$3.0k | −$1.25 |
| EGI | $57.7k | $23.71 |
| − OpEx | −$14.4k | −$5.93 |
| NOI | $43.3k | $17.78 |
2,432 SF · lease $24.96/SF/yr · vacancy 5.00% · expense 25.00%
Alternative Use Scenarios
Best Use
Specialty Retail
$617.9K
$540.6K – $720.9K
NOI $43,251 @ 7.0% cap · market cap 7.21%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$1.25M
$1.09M – $1.46M
NOI $87,333 @ 7.0% cap · market cap 14.56%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Insight Report
Location Intelligence
Current Use by Public Records
Watsonburger on Morton Street
Restaurant
Location Insight
- Map
- Local Demand
- City
- Denison
- County
- Grayson
- State
- Texas
- Longitude
- -96.563879
- Latitude
- 33.760791
Nearby Similar for Sale
FAQs
What type of property is this?
Conventional restaurant - Turnkey restaurant with high visibility in a growing commercial corridor.
Where is this conventional restaurant located?
The property is located at 1901 W Morton Street Denison, TX.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: High‑visibility corner location on W. Morton St. (FM 120) with over 14,000 vehicles passing daily.; Direct connector to Lake Texoma and proximity to Margaritaville and Hard Rock resort developments.; Turnkey restaurant opportunity with existing infrastructure, including a 6‑year‑old commercial‑grade vent hood and TPO roof.
