Industrial Facility on
For Sale
$1,790,000
2400 S Business 45, Corsicana, TX 75110
Commercial Sale, Corsicana, TX
Property Size24,860 SF
Lot Size3.51 Acres
Price / SF$72
Days on Market565
Property Features for 2400 S Business 45
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Comm.
Subdivision
Navarro
Standard status
Active
APN
C0000.00.13620.001.00.0
Size
24,860 SF
Lot size
3.51 Acres
Taxes and HOA fees
Tax Description
Acres: 3.507, Block 1362, Lot 1, Corsicana
Legal Description
Acres: 3.507, Block 1362, Lot 1, Corsicana
Building Details
Year built
1982
Listing Agency:
Coldwell Banker American Dream Realty
(903) 887-7055
Listed By:
Robert Blaase · License #0393397
(214) 803-2289
Added: Feb 11, 2025
Changed: Aug 19
Last Checked: Aug 30 at 3:06PM
MLS# 108348
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.
Built in 1982, this industrial property includes 24,860 square feet of improvements on a 3.507-acre site. The facility is occupied under a long-term lease with a vending company, providing an established operating arrangement for the property.
Comm. zoning supports its commercial classification, while the site is positioned among other large industrial buildings within Corsicana’s industrial district. The property is located at 2400 S Business 45 in Corsicana, Texas, with access to the surrounding commercial area.
Comm. zoning supports its commercial classification, while the site is positioned among other large industrial buildings within Corsicana’s industrial district. The property is located at 2400 S Business 45 in Corsicana, Texas, with access to the surrounding commercial area.
Key Highlights
- 24,860‑square‑foot industrial facility
- 3.507‑acre site in Corsicana
- Long‑term lease with a vending company
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
$159,450
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
8.91%
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%
$3,189,000
$3.2M
Cap Rate 7%
$2,277,857
$2.3M
Cap Rate 9%
$1,771,667
$1.8M
Market Conditions
NOI Build-Up for 24,860 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
$250.6K $10.08/SF
− Vacancy
−$22.8K −$0.92/SF
EGI
$227.8K $9.16/SF
− OpEx
−$68.3K −$2.75/SF
NOI
$159.4K $6.41/SF
Area
Navarro County, TX
Vacancy
9.10%
Lease Rate
$10.08 /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%
$3,189,000
Cap Rate 7%
$2,277,857
Cap Rate 9%
$1,771,667
Alternative Uses
Best Use
Industrial
$2.28M
$1.99M – $2.66M
NOI $159,450 @ 7.0% cap · market cap 8.91%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$273.11M
$238.97M – $318.63M
NOI $19,117,917 @ 7.0% cap · market cap 1,068.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
156
Businesses Nearby
Explore this area
Business Placement
Demographics for 75110, TX
30,336
Population
11,980
Households
2.5
Avg Household Size
35
Median Age
17%
College-Educated
77%
High-School Grad
137.5 sq mi
ZIP Area
221
Density / Sq Mi
$53,053
Median Household Income
$29,804
Median Earnings
$1,043
Median Rent
$169,200
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Industrial property - Established industrial facility subject to a long-term lease with a vending company and designated Comm. zoning.
Where is this industrial property located?
The property is located at 2400 S Business 45 Corsicana, TX.
What is the asking price?
The asking price for this property is $1,790,000.
What are key features of this property?
This property features: 24,860‑square‑foot industrial facility; 3.507‑acre site in Corsicana; Long‑term lease with a vending company
