7-UP Live-Work
New
For Sale
$450,000
1211 S Armstrong Avenue, Denison, TX 75020
Corner property combines residential living with separate office, garage, and shop areas.
Property Size4,500 SF
Price / SF$100
Days on Market6
Property Features for 1211 S Armstrong Avenue
General Information
Standard status
Active
Size
4,500 SF
Property subtype
Office
Additional Details
Office Build-Out
700 SF
Building Details
Year Built
1960
Buildings
1
Tenancy
Single
Owner Occupied
Yes
Listing Agency:
DFW Elite
(214) 642-6969
Listed By:
Rene Jensen · License #0496604
(214) 532-6823
Source:
Lonestarluxuryrealty
Added: Aug 3
Changed: Aug 8
Last Checked: Aug 8 at 9:48AM
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
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 = 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
$23,442
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
5.21%
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%
$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
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
$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 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%
$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.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
191
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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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 Avenue 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
