Commercial Land Hard Corner Development
For Sale
$399,000
212 N Austin Avenue, Denison, TX 75020
COMMERCIAL - Denison, TX
Property Size1,400 SF
Lot Size0.49 Acres
Price / SF$285
Days on Market78
Property Features for 212 N Austin Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Central Area, Downtown Area
Parking features
Alley
Subdivision
Otp Denison
Directions
Take Exit 69 from Highway 75 for TX-91 Spur 503 toward Denison. Follow the spur for approximately three miles as it becomes Austin Avenue and leads into downtown. The property is located on the large hard corner two blocks south of Main Street.
Standard status
Active
APN
143062
Size
1,400 SF
Lot size
0.49 Acres
Taxes and HOA fees
Tax Description
OTP DENISON, BLOCK 39, LOT 6 AND 7 AND THE E
Tax Annual Amount
5063
Legal Description
OTP DENISON, BLOCK 39, LOT 6 AND 7 AND THE E
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1965
Floors in Building
1
Number of units
1
Flooring type
Concrete
Building materials
Brick
Roof type
Shingle
Listing Agency:
Legacy & Co. Real Estate LLC
(972) 771-5106
Listed By:
Justin Holland · License #0560450
(972) 771-5106
Added: Jun 4
Changed: Aug 4
Last Checked: Aug 20 at 2:06AM
MLS# 21268992
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.
Investment Insights
Based on property information with market context.
This commercial land offering is centered on a brick building with a flexible interior shell and includes a hard-corner site measuring 21,000 square feet (0.492 acres). The structure features a concrete flooring system and a shingle roof, and the property is supported by public water and public sewer service.
The site is positioned on Austin Avenue with high-impact visibility and a daily traffic count exceeding 6,400 vehicles. It is located two blocks from Main Street in Denison’s downtown core.
With its adaptable interior shell and prominent frontage on Austin Avenue, the property provides a development-ready platform for a range of high-traffic uses.
The site is positioned on Austin Avenue with high-impact visibility and a daily traffic count exceeding 6,400 vehicles. It is located two blocks from Main Street in Denison’s downtown core.
With its adaptable interior shell and prominent frontage on Austin Avenue, the property provides a development-ready platform for a range of high-traffic uses.
Key Highlights
- 21,000 square foot hard corner site (0.492 acres)
- High visibility on Austin Avenue with daily traffic exceeding 6,400 vehicles
- Centered around a flexible interior shell building
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
$23,238
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
5.82%
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%
$464,760
$464.8K
Cap Rate 7%
$331,971
$332.0K
Cap Rate 9%
$258,200
$258.2K
Market Conditions
NOI Build-Up for 1,400 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
$34.9K $24.96/SF
− Vacancy
−$1.7K −$1.25/SF
EGI
$33.2K $23.71/SF
− OpEx
−$10.0K −$7.11/SF
NOI
$23.2K $16.60/SF
Area
Grayson County, TX
Vacancy
5.00%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
30.00%
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%
$464,760
Cap Rate 7%
$331,971
Cap Rate 9%
$258,200
Alternative Uses
Best Use
Retail
$332.0K
$290.5K – $387.3K
NOI $23,238 @ 7.0% cap · market cap 5.82%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$718.2K
$628.4K – $837.9K
NOI $50,274 @ 7.0% cap · market cap 12.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6,400 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
783
Businesses Nearby
Explore this area
Business Placement
Demographics for 75020, TX
23,782
Population
10,802
Households
2.2
Avg Household Size
42
Median Age
19%
College-Educated
90%
High-School Grad
61.0 sq mi
ZIP Area
390
Density / Sq Mi
$66,308
Median Household Income
$38,656
Median Earnings
$1,136
Median Rent
$187,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Hard corner commercial land with a brick building shell, public water, and public sewer, positioned for strong visibility on Austin Avenue.
Where is this commercial land located?
The property is located at 212 N Austin Avenue Denison, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 21,000 square foot hard corner site (0.492 acres); High visibility on Austin Avenue with daily traffic exceeding 6,400 vehicles; Centered around a flexible interior shell building
