Self Storage Facility with
For Sale
$699,000
502 Peach Tree Rd, Mabank, TX 75156
Commercial Sale, Mabank, TX
Property Size9,999 SF
Lot Size9.00 Acres
Price / SF$69.91
Days on Market365
Property Features for 502 Peach Tree Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Comm.
Subdivision
Henderson
Standard status
Active
APN
0695.0760.0000.30
Size
9,999 SF
Lot size
9.00 Acres
Taxes and HOA fees
Tax Description
Acres: 9.139, TR 76, AB 695, H M Strode
Legal Description
Acres: 9.139, TR 76, AB 695, H M Strode
Amenities
pond
fireplace
Building Details
Year built
1966
Listing Agency:
Coldwell Banker American Dream Realty
(903) 887-7055
Listed By:
Robert Blaase · License #0393397
(214) 803-2289
Added: Aug 25, 2025
Changed: Aug 19
Last Checked: Aug 24 at 8:06PM
MLS# 109555
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.
This self-storage property includes a 70-unit facility arranged across six storage buildings, along with two larger storage structures for expanded storage needs. Unit dimensions range from 10x10 to 10x30. The property also includes two residences, multiple outbuildings, a four-space carport, a pole barn, and a small pond.
The main residence was built in 1966 and features hardwood floors, a fireplace, an open living and dining area, two full baths, and an oversized pantry and laundry room. A separate one-bedroom, one-bath residence provides additional residential space. Commercial zoning supports the property’s existing storage use, while its location near Mabank and Cedar Creek Lake adds convenient regional access.
The main residence was built in 1966 and features hardwood floors, a fireplace, an open living and dining area, two full baths, and an oversized pantry and laundry room. A separate one-bedroom, one-bath residence provides additional residential space. Commercial zoning supports the property’s existing storage use, while its location near Mabank and Cedar Creek Lake adds convenient regional access.
Key Highlights
- 70‑unit self‑storage facility with six storage buildings
- Two larger storage buildings for bigger storage requirements
- Storage units range from 10x10 to 10x30
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
$62,279
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%
$1,245,580
$1.2M
Cap Rate 7%
$889,700
$889.7K
Cap Rate 9%
$691,989
$692.0K
Market Conditions
NOI Build-Up for 9,999 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
$81.6K $8.16/SF
− Vacancy
−$8.3K −$0.83/SF
EGI
$73.3K $7.33/SF
− OpEx
−$11.0K −$1.10/SF
NOI
$62.3K $6.23/SF
Area
Henderson County, TX
Vacancy
10.20%
Lease Rate
$8.16 /SF/Yr
Expense Ratio
15.00%
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%
$1,245,580
Cap Rate 7%
$889,700
Cap Rate 9%
$691,989
Alternative Uses
Best Use
Apartment 5plus
$1.02M
$892.9K – $1.19M
NOI $71,431 @ 7.0% cap · market cap 10.22%
Second Best
Warehouse
$889.7K
$778.5K – $1.04M
NOI $62,279 @ 7.0% cap · market cap 8.91%
Theoretical Best
Office A
$3.52M
$3.08M – $4.10M
NOI $246,215 @ 7.0% cap · market cap 35.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 75156, TX
15,708
Population
8,969
Households
1.8
Avg Household Size
48
Median Age
17%
College-Educated
86%
High-School Grad
32.1 sq mi
ZIP Area
489
Density / Sq Mi
$59,303
Median Household Income
$35,316
Median Earnings
$932
Median Rent
$209,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Commercially zoned property combines storage buildings, two homes, outbuildings, and additional site improvements.
Where is this self storage facility located?
The property is located at 502 Peach Tree Rd Mabank, TX.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 70‑unit self‑storage facility with six storage buildings; Two larger storage buildings for bigger storage requirements; Storage units range from 10x10 to 10x30
