Historic Downtown
For Sale
$2,100,000
109 W Hickory St, Denton, TX 76201
Established commercial building with a preserved early-1900s display window overlooking Downtown and the County Courthouse.
Property Size7,450 SF
Days on Market9
Property Features for 109 W Hickory St
General Information
Standard status
Active
Size
7,450 SF
Property subtype
Retail
Building Details
Building Size
7,450 SF
Year Built
1900
Listing Agency:
SVN | Verus Commercial
(940) 594-7717
Listed By:
Greg Johnson · License #710763
(940) 594-7717
Source:
Svn
Added: Aug 14
Changed: Aug 21
Last Checked: Aug 22 at 4:18AM
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 SVN | Verus Commercial
Investment Insights
Based on property information with market context.
The Evers Building is a storefront property at 109 W Hickory St in Denton, Texas. The building’s documented commercial history reaches back to December 1885, when it opened as Evers Hardware Store. County records identify the structure with a 1900 year built.
A display window installed during an early-1900s remodel remains part of the building and faces Downtown and the County Courthouse. The property is positioned on Denton’s Historic Downtown Square, providing a recognizable setting for a retail-oriented commercial asset. The former hardware business operated continuously until closing in 2001, adding a clearly documented history of long-term commercial use.
A display window installed during an early-1900s remodel remains part of the building and faces Downtown and the County Courthouse. The property is positioned on Denton’s Historic Downtown Square, providing a recognizable setting for a retail-oriented commercial asset. The former hardware business operated continuously until closing in 2001, adding a clearly documented history of long-term commercial use.
Key Highlights
- Storefront property at 109 W Hickory St, Denton, TX 76201
- Located on Denton’s Historic Downtown Square
- Commercial history dating to December 1885
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
$109,139
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
5.20%
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%
$2,182,780
$2.2M
Cap Rate 7%
$1,559,129
$1.6M
Cap Rate 9%
$1,212,656
$1.2M
Market Conditions
NOI Build-Up for 7,450 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
$163.6K $21.96/SF
− Vacancy
−$7.7K −$1.03/SF
EGI
$155.9K $20.93/SF
− OpEx
−$46.8K −$6.28/SF
NOI
$109.1K $14.65/SF
Area
Denton, TX
Vacancy
4.70%
Lease Rate
$21.96 /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%
$2,182,780
Cap Rate 7%
$1,559,129
Cap Rate 9%
$1,212,656
Alternative Uses
Best Use
Retail
$1.56M
$1.36M – $1.82M
NOI $109,139 @ 7.0% cap · market cap 5.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.33M
$2.04M – $2.72M
NOI $162,933 @ 7.0% cap · market cap 7.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,245
Businesses Nearby
51k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 66%
Shops & Services 34%
Mellow Mushroom
Dining
11,092 visits/mo
0.2 miles
Rusty Taco
Dining
8,924 visits/mo
0.1 miles
Wells Fargo
Shops & Services
8,868 visits/mo
0.1 miles
Golden Chick
Dining
6,072 visits/mo
0.3 miles
Family Dollar
Shops & Services
4,393 visits/mo
0.4 miles
Demographics for 76201, TX
27,610
Population
13,087
Households
2.1
Avg Household Size
26
Median Age
46%
College-Educated
95%
High-School Grad
5.5 sq mi
ZIP Area
5,020
Density / Sq Mi
$37,863
Median Household Income
$18,308
Median Earnings
$1,128
Median Rent
$250,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Fords Designing Diva — 326 E McKinney St Suite 108, Denton, TX 76201
Frequently Asked Questions
What type of property is this?
Storefront property - Established commercial building with a preserved early-1900s display window overlooking Downtown and the County Courthouse.
Where is this storefront property located?
The property is located at 109 W Hickory St Denton, TX.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Storefront property at 109 W Hickory St, Denton, TX 76201; Located on Denton’s Historic Downtown Square; Commercial history dating to December 1885
