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    566 N 4Th St Wills Point, TX 75169

    Sponsored
    For Lease
    $2,000 /Mo ($0.31 SF/Yr)

    Office - Wills Point, TX

    Type:Office
    Lot size:
    1.77 Acres
    Days on Market:
    9
    Last Refresh:
    Jan 24 at 7:06 am

    Property Features for 566 N 4Th St

    General Information

    Property type
    Other
    Property subtype
    Office
    Standard status
    Active
    APN
    R000036499
    Parking features
    Parking Lot
    Lot size
    1.77 Acres

    Utilities

    Heating system
    Central, Electric (Heating)
    Cooling system
    Ceiling Fan(s), Central Air, Electric

    Building Details

    Year built
    1987
    Flooring type
    Tile, Tile - Ceramic
    Building materials
    Brick
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Kaedon Kesterson

    RE/MAX Prestige (972) 382-3000

    Listing agent Kaedon Kesterson (903) 385-5054 License #0708609

    Listing date Jan 16, 2026

    MLS# 21155073 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.

    Learn more

    Property Insight Report

    Overview

    Prime Commercial Space For Lease

    This commercial property is located in a thriving downtown area on Main Street (N 4th St.). The space includes 8 private offices, an oversized conference room that could be used as a waiting room, and a kitchen area. There are 3 bathrooms. The flexible layout is designed to accommodate a variety of uses for a medical office with a comfortable waiting room, a collaborative community workspace, or a dynamic corporate headquarters. The bright, open interior and updated finishes create an inviting and productive environment, enhanced by the property’s central location. This Main Street location places your business in the heart of a bustling area experiencing rapid growth, providing convenience and exposure. It is perfect for growing businesses, multi office needs or medical offices. The property is located in Wills Point, TX, in Van Zandt county.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Maxey Consulting Group Bookkeeping Service

    Suggested Use

    Realty agency Restaurant Law Firm Spa & Massage Dental Office Hair Salon Nail Salon Building Supply Clothing Store Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Wills Point
    County
    Van Zandt
    State
    Texas
    Longitude
    -96.00722223
    Latitude
    32.71298642

    Nearby Similar for Lease

    • $2,400 /Mo
      170,755 SF

      Highway 80 Retail Opportunity

      Prime commercial space on Highway 80, ideal for various businesses.
      21891 Us Highway 80, Wills Point, TX 75169
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    • $2,760 /Mo
      170,755 SF

      Highway 80 Retail/Office Space

      Prime commercial property on State Highway 80 with high visibility.
      21891 Us Highway 80, Wills Point, TX 75169
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    • $1,990 /Mo
      5,750 SF

      Downtown Corner Retail Opportunity

      Historic downtown Wills Point retail space available for lease.
      145 N 4Th St, Wills Point, TX 75169
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    FAQs

    What type of property is this?
    Office space - Spacious commercial property in a thriving downtown area on Main Street.
    Where is this office space located?
    The property is located at 566 N 4Th St Wills Point, TX.
    What is the lease rate?
    The lease rate is $0.31 SF/Yr.
    What are key features of this property?
    This property features: - Prime Main Street location in a thriving downtown area offers excellent visibility and access.; - Versatile space suitable for various uses, including medical offices, collaborative workspaces, or corporate headquarters.; - Includes **8 private offices, an oversized conference room (potential waiting room), and a kitchen area.**
    (972) 396-9100
    Request Owner's contact information
    566 N 4Th St Wills Point, TX 75169
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    Wills Point, TX 75169
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    566 N 4Th St Wills Point, TX 75169
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    We can help!
    Listing Contact
    Kaedon Kesterson
    Real Estate License ID: 0708609
    (972) 396-9100
    Learn more
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