NNN Property with Rooftop
For Sale
$2,900,000
111 W Hickory St, Denton, TX 76201
Historic commercial space supports dining, private events, office functions, and cold storage under an existing NNN lease.
Property Size5,733 SF
Days on Market19
Property Features for 111 W Hickory St
General Information
Standard status
Active
Size
5,733 SF
Property subtype
Retail
Additional Details
Patio
Yes
Amenities
cold storage
private dining room
office space
elevator
rooftop dining and entertainment
Building Details
Building Size
5,733 SF
Year Built
1900
Buildings
1
Tenancy
Single
Listing Agency:
SVN | Verus Commercial
(940) 594-7717
Listed By:
Greg Johnson · License #710763
(940) 594-7717
Source:
Svn
Added: Aug 14
Changed: Aug 30
Last Checked: Aug 31 at 1:41PM
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 property at 111 W Hickory St is a 1900-built commercial building on the Historic Downtown Denton Square. Its improvements include cold storage, a private dining room, office space, an elevator, and a portion of rooftop dining and entertainment space. LSA Burger Co. occupies the building as part of its operations, while the neighboring 113 W Hickory St is not included in the sale.
An existing NNN lease extends through May 31, 2032. The building’s configuration combines restaurant-support functions, event-oriented space, and rooftop use within a historic downtown setting.
An existing NNN lease extends through May 31, 2032. The building’s configuration combines restaurant-support functions, event-oriented space, and rooftop use within a historic downtown setting.
Key Highlights
- Existing NNN lease runs through May 31, 2032
- 1900‑built commercial property at 111 W Hickory St
- Located on the Historic Downtown Denton Square
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
$98,550
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
3.40%
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%
$1,971,000
$2.0M
Cap Rate 7%
$1,407,857
$1.4M
Cap Rate 9%
$1,095,000
$1.1M
Market Conditions
NOI Build-Up for 5,733 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
$137.6K $24.00/SF
− Vacancy
−$6.2K −$1.08/SF
EGI
$131.4K $22.92/SF
− OpEx
−$32.9K −$5.73/SF
NOI
$98.6K $17.19/SF
Area
Denton, TX
Vacancy
4.50%
Lease Rate
$24.00 /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%
$1,971,000
Cap Rate 7%
$1,407,857
Cap Rate 9%
$1,095,000
Alternative Uses
Best Use
Specialty Retail
$1.41M
$1.23M – $1.64M
NOI $98,550 @ 7.0% cap · market cap 3.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.79M
$1.57M – $2.09M
NOI $125,382 @ 7.0% cap · market cap 4.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,245
Businesses Nearby
51k
Monthly Visits Nearby
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
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Frequently Asked Questions
What type of property is this?
NNN property - Historic commercial space supports dining, private events, office functions, and cold storage under an existing NNN lease.
Where is this nnn property located?
The property is located at 111 W Hickory St Denton, TX.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Existing NNN lease runs through May 31, 2032; 1900‑built commercial property at 111 W Hickory St; Located on the Historic Downtown Denton Square
