Remodeled Conventional
For Sale
Contact for pricing
1210 Lamar Avenue, Paris, TX 75460
Signalized-corner property with restaurant infrastructure and C - Commercial zoning along Lamar Avenue.
Property Size2,650 SF
Price / SF$349.06
Days on Market92
Property Features for 1210 Lamar Avenue
General Information
Standard status
Active
Size
2,650 SF
Class
B
Total Parking Spaces
28
Property subtype
Retail
Zoning
C - Commercial
Investment Type
Value Add
Building Details
Year Built
1987
Year Renovated
2021
Listing Agency:
MMG
Listed By:
R. Jeffrey Burgfechtel · License #727734
Source:
Crexi
Added: Jun 1
Changed: Aug 30
Last Checked: Aug 30 at 11:20AM
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 MMG
Investment Insights
Based on property information with market context.
This conventional restaurant property includes a 2,650-square-foot building originally constructed in 1987 and remodeled in 2021. Existing restaurant infrastructure and updated improvements support continued restaurant use or conversion to another commercial operation. The property has a dark status and is positioned for re-tenanting, owner-user occupancy, or repositioning.
Located at 1210 Lamar Avenue in Paris, the building occupies a signalized hard corner along Lamar Avenue, a primary commercial corridor. Surrounding retail, restaurants, medical facilities, schools, and employment centers contribute to the area's established commercial activity. The property is zoned C - Commercial and sits within a regional trade area serving Paris and Lamar County.
Located at 1210 Lamar Avenue in Paris, the building occupies a signalized hard corner along Lamar Avenue, a primary commercial corridor. Surrounding retail, restaurants, medical facilities, schools, and employment centers contribute to the area's established commercial activity. The property is zoned C - Commercial and sits within a regional trade area serving Paris and Lamar County.
Key Highlights
- 2,650 SF conventional restaurant building
- Originally built in 1987 and remodeled in 2021
- Signalized hard corner along Lamar Avenue
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
$47,128
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
5.09%
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%
$942,560
$942.6K
Cap Rate 7%
$673,257
$673.3K
Cap Rate 9%
$523,644
$523.6K
Market Conditions
NOI Build-Up for 2,650 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
$66.1K $24.96/SF
− Vacancy
−$3.3K −$1.25/SF
EGI
$62.8K $23.71/SF
− OpEx
−$15.7K −$5.93/SF
NOI
$47.1K $17.78/SF
Area
Lamar County, TX
Vacancy
5.00%
Lease Rate
$24.96 /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%
$942,560
Cap Rate 7%
$673,257
Cap Rate 9%
$523,644
Alternative Uses
Best Use
Specialty Retail
$673.3K
$589.1K – $785.5K
NOI $47,128 @ 7.0% cap · market cap 5.09%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$2.00M
$1.75M – $2.33M
NOI $139,721 @ 7.0% cap · market cap 15.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
686
Businesses Nearby
114k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 55%
Shops & Services 32%
Dining 11%
Electronics 1%
Kroger
Groceries
31,770 visits/mo
0.2 miles
Brookshire's
Groceries
30,254 visits/mo
0.2 miles
Kroger Fuel Center
Shops & Services
14,997 visits/mo
0.2 miles
Dollar General
Shops & Services
9,963 visits/mo
0.5 miles
Domino's Pizza
Dining
5,185 visits/mo
0.4 miles
Demographics for 75460, TX
22,925
Population
11,210
Households
2
Avg Household Size
38
Median Age
17%
College-Educated
88%
High-School Grad
101.9 sq mi
ZIP Area
225
Density / Sq Mi
$44,241
Median Household Income
$30,546
Median Earnings
$895
Median Rent
$123,300
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.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Signalized-corner property with restaurant infrastructure and C - Commercial zoning along Lamar Avenue.
Where is this conventional restaurant located?
The property is located at 1210 Lamar Avenue Paris, TX.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 2,650 SF conventional restaurant building; Originally built in 1987 and remodeled in 2021; Signalized hard corner along Lamar Avenue
