7-UP Live-Work
For Sale
$450,000
1211 S Armstrong Ave, Denison, TX 75020
Corner property combines residential living with separate office, garage, and shop areas.
Property Size4,500 SF
Price / SF$100
Days on Market92
Property Features for 1211 S Armstrong Ave
General Information
Standard status
Active
Size
4,500 SF
Additional Details
Office Build-Out
700 SF
Building Details
Year Built
1960
Buildings
1
Tenancy
Single
Owner Occupied
Yes
Listing Agency:
DFW Elite
Listed By:
Sheri Kent · License #0496604
(903) 819-2928
Source:
Yourdavisteam
Added: Aug 3
Changed: Oct 25
Last Checked: Oct 7 at 12:57PM
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 DFW Elite
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Investment Insights
Based on property information with market context.
Known as the 7-UP Building, this 4,500-square-foot live-work property combines residential, office, garage, and shop components. The residential area measures approximately 1,700 square feet and includes two bedrooms, two bathrooms, an open-concept living room, and a kitchen with custom concrete countertops and luxury vinyl flooring. Additional home office or storage space is included.
A connected but separately configured 700-square-foot office features corrugated barn-patina ceilings. The property also includes an 800-square-foot garage and a 1,300-square-foot shop, creating a varied arrangement for business and on-site living. Built in 1960, the corner property is located near the heart of the Main Street Denison community. Showings require an appointment.
A connected but separately configured 700-square-foot office features corrugated barn-patina ceilings. The property also includes an 800-square-foot garage and a 1,300-square-foot shop, creating a varied arrangement for business and on-site living. Built in 1960, the corner property is located near the heart of the Main Street Denison community. Showings require an appointment.
Key Highlights
- 4,500‑square‑foot live‑work property built in 1960
- Approximately 1,700 SF residential area with 2 bedrooms and 2 bathrooms
- Separate 700 SF office with corrugated barn‑patina ceilings
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$23,442
Cap Rate
5.21%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$468,840
$468.8K
Cap Rate 7%
$334,886
$334.9K
Cap Rate 9%
$260,467
$260.5K
Market Conditions
NOI Build-Up for 4,500 SF
Gross rent
$36.7K $8.16/SF
− Vacancy
−$3.2K −$0.72/SF
EGI
$33.5K $7.44/SF
− OpEx
−$10.0K −$2.23/SF
NOI
$23.4K $5.21/SF
Area
Grayson County, TX
Vacancy
8.80%
Lease Rate
$8.16 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$468,840
Cap Rate 7%
$334,886
Cap Rate 9%
$260,467
Alternative Uses
Best Use
Office B
$1.08M
$940.9K – $1.25M
NOI $75,272 @ 7.0% cap · market cap 16.73%
Second Best
Mixed Use
$636.4K
$556.9K – $742.5K
NOI $44,550 @ 7.0% cap · market cap 9.90%
Theoretical Best
Hotel Hospitality
$2.31M
$2.02M – $2.69M
NOI $161,595 @ 7.0% cap · market cap 35.91%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
144
Businesses Nearby
Explore this area
Business Placement
Demographics for 75020, TX
23,782
Population
10,802
Households
2.2
Avg Household Size
42
Median Age
19%
College-Educated
90%
High-School Grad
61.0 sq mi
ZIP Area
390
Density / Sq Mi
$66,308
Median Household Income
$38,656
Median Earnings
$1,136
Median Rent
$187,200
Median Home Value
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Market
Vacancy Rate% for Office in South region
Frequently Asked Questions
What type of property is this?
Live-work space - Corner property combines residential living with separate office, garage, and shop areas.
Where is this live-work space located?
The property is located at 1211 S Armstrong Ave Denison, TX.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 4,500‑square‑foot live‑work property built in 1960; Approximately 1,700 SF residential area with 2 bedrooms and 2 bathrooms; Separate 700 SF office with corrugated barn‑patina ceilings
