Mixed-Use Property with Warehouse
For Sale
$575,000
7491 ST HWY 19, Athens, TX 75751
Commercial Sale, Athens, TX
Property Size13,700 SF
Lot Size3.52 Acres
Price / SF$41.97
Days on Market44
Property Features for 7491 ST HWY 19
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Henderson
Standard status
Active
APN
0058.0100.0A00.00
Size
13,700 SF
Lot size
3.52 Acres
Taxes and HOA fees
Tax Description
AB 58 N BOX SUR, TR 10, 10A & 11
Legal Description
AB 58 N BOX SUR, TR 10, 10A & 11
Building Details
Year built
1946
Listing Agency:
Stewart & McGee Real Estate, LLC.
(903) 675-5207
Listed By:
Danae Oglesby · License #0680162
(903) 292-3339
Added: Jul 12
Changed: Aug 19
Last Checked: Aug 24 at 9:06PM
MLS# 113168
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 mixed-use property spans 3.52 acres and includes 13,700 square feet of improvements, with two renovated residences and more than 10,500 square feet of commercial space. The larger residence contains approximately 2,000 square feet and was renovated in 2023. A second 1,200-square-foot residence has a separate entrance from State Hwy 19 S. Commercial improvements include a 5,000-square-foot metal warehouse with 20-foot sidewalls, plus a 4,000-square-foot metal building with drive-through access, roll-up bay doors, workshop space, and four individual storage units. A separate 1,500-square-foot building adds nine storage units.
The property is located at 7491 ST HWY 19, Athens, TX 75751, just outside the Athens city limits. State Hwy 19 S frontage provides direct highway exposure, with access to Loop 7, Athens, Tyler, Cedar Creek Lake, and East Texas markets. The residences and commercial buildings support continued storage operations, rental use, owner occupancy, office conversion, or other business functions described in the property information.
The property is located at 7491 ST HWY 19, Athens, TX 75751, just outside the Athens city limits. State Hwy 19 S frontage provides direct highway exposure, with access to Loop 7, Athens, Tyler, Cedar Creek Lake, and East Texas markets. The residences and commercial buildings support continued storage operations, rental use, owner occupancy, office conversion, or other business functions described in the property information.
Key Highlights
- 3.52‑acre mixed‑use property with 13,700 square feet of improvements
- More than 10,500 square feet of commercial improvements
- 5,000‑square‑foot metal warehouse with 20‑foot sidewalls
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
$45,210
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
7.86%
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%
$904,200
$904.2K
Cap Rate 7%
$645,857
$645.9K
Cap Rate 9%
$502,333
$502.3K
Market Conditions
NOI Build-Up for 13,700 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
$82.2K $6.00/SF
− Vacancy
−$9.9K −$0.72/SF
EGI
$72.3K $5.28/SF
− OpEx
−$27.1K −$1.98/SF
NOI
$45.2K $3.30/SF
Area
Henderson County, TX
Vacancy
12.00%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
37.50%
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%
$904,200
Cap Rate 7%
$645,857
Cap Rate 9%
$502,333
Alternative Uses
Best Use
Office B
$3.27M
$2.86M – $3.82M
NOI $229,160 @ 7.0% cap · market cap 39.85%
Second Best
Warehouse
$1.22M
$1.07M – $1.42M
NOI $85,331 @ 7.0% cap · market cap 14.84%
Theoretical Best
Office A
$4.82M
$4.22M – $5.62M
NOI $337,349 @ 7.0% cap · market cap 58.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
20
Businesses Nearby
Explore this area
Business Placement
Demographics for 75751, TX
17,100
Population
7,432
Households
2.3
Avg Household Size
39
Median Age
20%
College-Educated
85%
High-School Grad
180.4 sq mi
ZIP Area
95
Density / Sq Mi
$71,524
Median Household Income
$31,897
Median Earnings
$1,063
Median Rent
$205,200
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?
Mixed-use property - Highway-oriented property combines renovated residences with warehouse, workshop, and storage improvements across a flexible commercial setting.
Where is this mixed-use property located?
The property is located at 7491 ST HWY 19 Athens, TX.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 3.52‑acre mixed‑use property with 13,700 square feet of improvements; More than 10,500 square feet of commercial improvements; 5,000‑square‑foot metal warehouse with 20‑foot sidewalls
