Manufacturing Property with Welding
New
For Sale
$1,350,000
10806 Fm 1570, Greenville, TX 75402
Sale includes welding equipment, shop inventory, and an attached residence.
Property Size3,100 SF
Days on Market3
Property Features for 10806 Fm 1570
General Information
Standard status
Active
Size
3,100 SF
Property subtype
Commercial
Zoning
Commercial
Building Details
Building Size
3,100 SF
Year Built
1980
Units
1
Listing Agency:
Century 21 First Group
(903) 268-3045
Listed By:
Lq Marshall · License #0592977
(903) 268-3045
Source:
Vickiesteam
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 20 at 10:19AM
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 Century 21 First Group
Investment Insights
Based on property information with market context.
This manufacturing property includes a dedicated welding shop, storage space, equipment, inventory, and the TOM FOSTER WELDING & REPAIR SHOP business name. The shop measures 3,100 sq ft with a 24' interior height, slab construction, fluorescent lighting, two 14' roll-up doors, and available 3-phase power. A reinforced 20' X 20' section of the slab supports heavy equipment and machinery. The attached 600 sq ft storage area includes a one-half bath.
The sale includes welding equipment, tools, shop fixtures, and inventory, including an air compressor, welders, drills, press, generator, work tables, saws, grinders, and related shop items. An exterior storage container is also included. The property additionally features a 2-bed, 1-bath home with approximately 800 sq ft and a one-car attached carport. The residence has separate utilities, septic, and a 911 address; the long-time tenant would like to remain. Located at 10806 FM 1570 in Greenville, Texas, the property was built in 1980.
The sale includes welding equipment, tools, shop fixtures, and inventory, including an air compressor, welders, drills, press, generator, work tables, saws, grinders, and related shop items. An exterior storage container is also included. The property additionally features a 2-bed, 1-bath home with approximately 800 sq ft and a one-car attached carport. The residence has separate utilities, septic, and a 911 address; the long-time tenant would like to remain. Located at 10806 FM 1570 in Greenville, Texas, the property was built in 1980.
Key Highlights
- 3,100 sq ft welding shop with 24' interior height
- Two 14' roll‑up doors and available 3‑phase power
- 20' X 20' slab section reinforced with 5' thick concrete
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
$49,880
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
3.69%
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%
$997,600
$997.6K
Cap Rate 7%
$712,571
$712.6K
Cap Rate 9%
$554,222
$554.2K
Market Conditions
NOI Build-Up for 3,100 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
$74.8K $24.12/SF
− Vacancy
−$3.5K −$1.13/SF
EGI
$71.3K $22.99/SF
− OpEx
−$21.4K −$6.90/SF
NOI
$49.9K $16.09/SF
Area
Hunt County, TX
Vacancy
4.70%
Lease Rate
$24.12 /SF/Yr
Expense Ratio
30.00%
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%
$997,600
Cap Rate 7%
$712,571
Cap Rate 9%
$554,222
Alternative Uses
Best Use
Industrial
$3.08M
$2.70M – $3.59M
NOI $215,624 @ 7.0% cap · market cap 15.97%
Second Best
Retail
$712.6K
$623.5K – $831.3K
NOI $49,880 @ 7.0% cap · market cap 3.69%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 75402, TX
18,983
Population
8,024
Households
2.4
Avg Household Size
41
Median Age
32%
College-Educated
93%
High-School Grad
90.8 sq mi
ZIP Area
209
Density / Sq Mi
$77,602
Median Household Income
$46,076
Median Earnings
$1,414
Median Rent
$252,500
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?
Manufacturing property - Sale includes welding equipment, shop inventory, and an attached residence.
Where is this manufacturing property located?
The property is located at 10806 Fm 1570 Greenville, TX.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 3,100 sq ft welding shop with 24' interior height; Two 14' roll‑up doors and available 3‑phase power; 20' X 20' slab section reinforced with 5' thick concrete
