Flex Building with Drive-Through
For Sale
$145,000
102 Front St, Pottsboro, TX 75076
Functional flex space with two-sided road frontage, connected utilities, and enclosed rear storage.
Property Size2,000 SF
Price / SF$72.50
Days on Market24
Property Features for 102 Front St
General Information
Standard status
Active
Size
2,000 SF
Site & Location
Road Access
Yes
Utilities to Site
Yes
Warehouse & Industrial
Clear Height
16 ft
Drive-In Doors
2
Building Details
Year Built
1990
Listing Agency:
Texas Homes and Land Real Estate, LLC
(214) 908-5468
Listed By:
Jessica Orsburn · License #0800882
Source:
Heritance
Added: Aug 7
Changed: Aug 29
Last Checked: Aug 29 at 1:40PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Texas Homes and Land Real Estate, LLC
Investment Insights
Based on property information with market context.
This approximately 2,000-square-foot flex building offers a practical combination of workspace, storage, and vehicle access. Two roll-up bay doors create a drive-through configuration, while 16-foot ceilings accommodate equipment and stored inventory. An enclosed storage area at the rear adds additional separation for materials or operations. Electricity and water are connected, and the property was built in 1990.
Located at 102 Front St in Pottsboro, the building has road frontage along two sides and an in-town setting near local businesses, customers, and major thoroughfares. The layout supports a range of commercial operations requiring functional interior space, overhead access, and dedicated storage.
Located at 102 Front St in Pottsboro, the building has road frontage along two sides and an in-town setting near local businesses, customers, and major thoroughfares. The layout supports a range of commercial operations requiring functional interior space, overhead access, and dedicated storage.
Key Highlights
- Approximately 2,000 square feet of flex space
- Two roll‑up bay doors provide drive‑through access
- 16‑foot ceilings support equipment and inventory storage
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
$12,651
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
8.72%
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%
$253,020
$253.0K
Cap Rate 7%
$180,729
$180.7K
Cap Rate 9%
$140,567
$140.6K
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
$16.3K $8.16/SF
− Vacancy
−$1.4K −$0.72/SF
EGI
$14.9K $7.44/SF
− OpEx
−$2.2K −$1.12/SF
NOI
$12.7K $6.33/SF
Area
Grayson County, TX
Vacancy
8.80%
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%
$253,020
Cap Rate 7%
$180,729
Cap Rate 9%
$140,567
Alternative Uses
Best Use
Warehouse
$180.7K
$158.1K – $210.9K
NOI $12,651 @ 7.0% cap · market cap 8.72%
Second Best
Industrial
$148.8K
$130.2K – $173.7K
NOI $10,419 @ 7.0% cap · market cap 7.19%
Theoretical Best
Hotel Hospitality
$1.03M
$897.8K – $1.20M
NOI $71,820 @ 7.0% cap · market cap 49.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
2
Drive-in doors
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
226
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 75076, TX
8,057
Population
4,361
Households
1.8
Avg Household Size
50
Median Age
21%
College-Educated
93%
High-School Grad
50.3 sq mi
ZIP Area
160
Density / Sq Mi
$76,644
Median Household Income
$41,274
Median Earnings
$1,337
Median Rent
$241,700
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?
Flex space - Functional flex space with two-sided road frontage, connected utilities, and enclosed rear storage.
Where is this flex space located?
The property is located at 102 Front St Pottsboro, TX.
What is the asking price?
The asking price for this property is $145,000.
What are key features of this property?
This property features: Approximately 2,000 square feet of flex space; Two roll‑up bay doors provide drive‑through access; 16‑foot ceilings support equipment and inventory storage
