Commercial Land with Office
For Sale
$299,900
1214 E Denman Avenue, Lufkin, TX 75901
Commercial Sale, Lufkin, TX
Property Size800 SF
Lot Size2.29 Acres
Price / SF$374.88
Days on Market328
Property Features for 1214 E Denman Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Luf C Commercial
Elementary school district
Lufkin
Middle school district
Lufkin
High school district
Lufkin
Subdivision
Angelina
Standard status
Active
Lot size
2.29 Acres
Building Details
Year built
2014
Listing Agency:
GANN MEDFORD Real Estate, Inc.
(936) 634-8888
Listed By:
Cassie Nash · License #TREC 0668628
(936) 899-3100
Added: Oct 6, 2025
Changed: Aug 20
Last Checked: Aug 29 at 9:06PM
MLS# 65106681
Copyright © 2026 Deep East Texas MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2.29-acre commercial tract includes an 800 square foot office building constructed in 2014. The property features a wide, level site along E Denman Avenue, with space described for parking, storage, or future expansion. Zoning is Luf C Commercial.
The property is located at 1214 E Denman Avenue in Lufkin, Texas, with access to Loop 287 within minutes. Its existing office improvement and sizable commercial tract provide a combination of established building space and open land for continued use or redevelopment.
The property is located at 1214 E Denman Avenue in Lufkin, Texas, with access to Loop 287 within minutes. Its existing office improvement and sizable commercial tract provide a combination of established building space and open land for continued use or redevelopment.
Key Highlights
- 2.29‑acre commercial tract along E Denman Avenue
- 800 sq ft office building constructed in 2014
- Luf C Commercial zoning
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
$10,350
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
3.45%
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%
$207,000
$207.0K
Cap Rate 7%
$147,857
$147.9K
Cap Rate 9%
$115,000
$115.0K
Market Conditions
NOI Build-Up for 800 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
$19.0K $23.76/SF
− Vacancy
−$5.2K −$6.51/SF
EGI
$13.8K $17.25/SF
− OpEx
−$3.4K −$4.31/SF
NOI
$10.3K $12.94/SF
Area
Angelina County, TX
Vacancy
27.40%
Lease Rate
$23.76 /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%
$207,000
Cap Rate 7%
$147,857
Cap Rate 9%
$115,000
Alternative Uses
Best Use
Office B
$147.9K
$129.4K – $172.5K
NOI $10,350 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$225.5K
$197.3K – $263.1K
NOI $15,783 @ 7.0% cap · market cap 5.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
435
Businesses Nearby
Explore this area
Business Placement
Demographics for 75901, TX
28,373
Population
11,290
Households
2.5
Avg Household Size
38
Median Age
21%
College-Educated
83%
High-School Grad
159.1 sq mi
ZIP Area
178
Density / Sq Mi
$59,083
Median Household Income
$35,479
Median Earnings
$1,085
Median Rent
$163,600
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?
Commercial land - Level commercial tract with an existing office building and Luf C Commercial zoning.
Where is this commercial land located?
The property is located at 1214 E Denman Avenue Lufkin, TX.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: 2.29‑acre commercial tract along E Denman Avenue; 800 sq ft office building constructed in 2014; Luf C Commercial zoning
