Six-Room Commercial Office
For Sale
$497,777
403 W Franklin Street, Alvord, TX 76225
CommercialSale, Alvord, TX
Property Size2,000 SF
Lot Size0.46 Acres
Price / SF$248.89
Days on Market53
Property Features for 403 W Franklin Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
The building is zoned commercial the house is zoned residential. CAD
Subdivision
Original Alvord
Directions
GPS and google maps friendly...From Decatur take 287 North towards Alvord about 9 miles, exit business 287-Alvord Exit, continue straight for 1.5 miles, property is on your left, white picket fence, sign out front.
Standard status
Active
APN
768389
Lot size
0.46 Acres
Taxes and HOA fees
Tax Description
LOT PT 1 & 2 BLK 30 ORIGINAL ALVORD
Tax Annual Amount
8714
Legal Description
LOT PT 1 & 2 BLK 30 ORIGINAL ALVORD
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Number of units
1
Flooring type
Concrete
Building materials
WoodSiding
Roof type
Composition
Listing Agency:
Taylor & Co Realty
(940) 210-5090
Listed By:
Jessica Stapleton · License #0751556
(940) 210-5090
Added: Jul 2
Changed: Aug 21
Last Checked: Aug 23 at 1:06PM
MLS# 21272195
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 office building provides more than 2,000 square feet arranged across six rooms with two restrooms. The property is zoned commercial and includes concrete flooring, wood siding, a composition roof, and central heating and air conditioning.
Public water and public sewer serve the building. The property is located at 403 W Franklin Street in Alvord, Texas, within Wise County. Its room count, commercial zoning, and existing utility connections provide a defined configuration for office use or other business operations supported by the applicable zoning.
Public water and public sewer serve the building. The property is located at 403 W Franklin Street in Alvord, Texas, within Wise County. Its room count, commercial zoning, and existing utility connections provide a defined configuration for office use or other business operations supported by the applicable zoning.
Key Highlights
- >2,000 square feet of commercial building space
- Six‑room interior layout with two restrooms
- Commercial zoning
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
$33,454
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
6.72%
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%
$669,080
$669.1K
Cap Rate 7%
$477,914
$477.9K
Cap Rate 9%
$371,711
$371.7K
Market Conditions
NOI Build-Up for 2,000 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
$61.4K $30.72/SF
− Vacancy
−$16.8K −$8.42/SF
EGI
$44.6K $22.30/SF
− OpEx
−$11.2K −$5.58/SF
NOI
$33.5K $16.73/SF
Area
Wise County, TX
Vacancy
27.40%
Lease Rate
$30.72 /SF/Yr
Expense Ratio
25.00%
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%
$669,080
Cap Rate 7%
$477,914
Cap Rate 9%
$371,711
Alternative Uses
Best Use
Office B
$477.9K
$418.2K – $557.6K
NOI $33,454 @ 7.0% cap · market cap 6.72%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$1.51M
$1.32M – $1.76M
NOI $105,450 @ 7.0% cap · market cap 21.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
108
Businesses Nearby
Explore this area
Business Placement
Demographics for 76225, TX
3,789
Population
1,460
Households
2.6
Avg Household Size
39
Median Age
25%
College-Educated
93%
High-School Grad
105.4 sq mi
ZIP Area
36
Density / Sq Mi
$71,625
Median Household Income
$50,044
Median Earnings
$951
Median Rent
$281,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Commercially zoned office property with multiple rooms, two restrooms, central HVAC, and public utilities.
Where is this office building located?
The property is located at 403 W Franklin Street Alvord, TX.
What is the asking price?
The asking price for this property is $497,777.
What are key features of this property?
This property features: >2,000 square feet of commercial building space; Six‑room interior layout with two restrooms; Commercial zoning
