Flex Space with
For Sale
$179,500
Pending
100 Mccaleb Street, Athens, TX 75751
CommercialSale, Athens, TX
Property Size600 SF
Lot Size0.61 Acres
Days on Market68
Property Features for 100 Mccaleb Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Commercial
Parking features
Driveway
Subdivision
T. Parmer Sur
Directions
GPS: 100 McCaleb St., Athens, TX 75751
Standard status
Pending
APN
07820200000001
Lot size
0.61 Acres
Taxes and HOA fees
Tax Description
AB 782 T PARMER SUR, TR 20 (RE:LT 6H)
Tax Annual Amount
1086
Legal Description
AB 782 T PARMER SUR, TR 20 (RE:LT 6H)
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Ceiling Fan(s)
Water source
Public
Building Details
Year built
1983
Floors in Building
1
Number of units
1
Building materials
AluminumSiding
Roof type
Metal
Listing Agency:
Keller Williams Realty Athens
(903) 658-8848
Listed By:
Bradford Rummel · License #0422393
(972) 772-7000
Added: Jun 30
Changed: Sep 2
Last Checked: Sep 5 at 7:06AM
MLS# 21044931
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 1983 flex property at 100 McCaleb Street combines approximately 600 square feet of office space with an additional 900 square feet of warehouse area. The office portion has electricity, gas, and water, while the building includes aluminum siding, a metal roof, central electric heating, electric cooling, and ceiling fans. The property is currently occupied by Wainwright Construction.
Positioned just off Hwy 31 West in Athens, the site encompasses 0.61 acres and includes driveway parking. Public water and public sewer serve the property, supporting its existing commercial configuration. The layout brings office and warehouse functions together within one facility.
Positioned just off Hwy 31 West in Athens, the site encompasses 0.61 acres and includes driveway parking. Public water and public sewer serve the property, supporting its existing commercial configuration. The layout brings office and warehouse functions together within one facility.
Key Highlights
- Approximately 600 sq. ft. of office space plus 900 sq. ft. of warehouse space
- 0.61‑acre commercial property at 100 McCaleb Street
- Located just off Hwy 31 West in Athens
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
$10,036
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
5.59%
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%
$200,720
$200.7K
Cap Rate 7%
$143,371
$143.4K
Cap Rate 9%
$111,511
$111.5K
Market Conditions
NOI Build-Up for 600 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
$18.4K $30.72/SF
− Vacancy
−$5.1K −$8.42/SF
EGI
$13.4K $22.30/SF
− OpEx
−$3.3K −$5.58/SF
NOI
$10.0K $16.73/SF
Area
Henderson 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%
$200,720
Cap Rate 7%
$143,371
Cap Rate 9%
$111,511
Alternative Uses
Best Use
Office B
$143.4K
$125.5K – $167.3K
NOI $10,036 @ 7.0% cap · market cap 5.59%
Second Best
Flex RnD
$90.3K
$79.0K – $105.3K
NOI $6,318 @ 7.0% cap · market cap 3.52%
Theoretical Best
Office A
$211.1K
$184.7K – $246.2K
NOI $14,774 @ 7.0% cap · market cap 8.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
216
Businesses Nearby
Balanced
Demand for This Use
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?
Flex space - Commercial facility combining finished offices, warehouse area, utility service, and driveway parking near Hwy 31 West.
Where is this flex space located?
The property is located at 100 Mccaleb Street Athens, TX.
What is the asking price?
The asking price for this property is $179,500.
What are key features of this property?
This property features: Approximately 600 sq. ft. of office space plus 900 sq. ft. of warehouse space; 0.61‑acre commercial property at 100 McCaleb Street; Located just off Hwy 31 West in Athens
