Industrial Property with Covered
For Sale
$875,000
Pending
2620 Farm Road 79, Paris, TX 75460
15,000+ sq ft industrial, storage, and office space.
Property Size15,040 SF
Lot Size4.44 Acres
Days on Market1237
Property Features for 2620 Farm Road 79
General Information
Standard status
Pending
Size
15,040 SF
Lot size
4.44 Acres
Property subtype
Commercial/Industrial
Taxes and HOA fees
Annual Taxes
$8,671
Building Details
Year Built
1982
Listing Agency:
Glass Land and Home LLC
(903) 517-5889
Listed By:
Bryan Glass · License #0614699
(903) 517-5889
Source:
Exitrealty
Added: Mar 21, 2023
Changed: Aug 8
Last Checked: Jul 16 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 Glass Land and Home LLC
Investment Insights
Based on property information with market context.
This property features over 15,000 sq ft of light industrial, storage, and office space situated on more than 4 acres northwest of Paris, TX, along a major travel corridor. It comprises three buildings in addition to a 6,000 sq ft steel clear-span covered storage area. The property includes 20 ft side walls, 220 wiring, and a 3-ton crane spanning 50 ft in the shop, as well as a loading dock. Offices, bathrooms, and meeting spaces are located throughout the buildings. Two buildings are currently income-producing, while others have been owner-occupied for decades. The location is in close proximity to trailer manufacturers, Campbell Soup, American Spiral Weld, Potters, Former J Skinner Bakery, and Body Guard Bumpers MFG. It is situated 1.5 hours northeast of DFW, 1 hour east of Interstate 75, and 1 hour west of Interstate 30. The property is suitable for business expansion.
Key Highlights
- 15,000+ sq ft of light industrial, storage, and office space on 4+ acres.
- Income‑producing potential with two buildings currently leased.
- Strategic location NW of Paris, TX on a major travel corridor, close to manufacturers.
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
$76,773
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
8.77%
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%
$1,535,460
$1.5M
Cap Rate 7%
$1,096,757
$1.1M
Cap Rate 9%
$853,033
$853.0K
Market Conditions
NOI Build-Up for 15,040 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
$120.9K $8.04/SF
− Vacancy
−$11.2K −$0.75/SF
EGI
$109.7K $7.29/SF
− OpEx
−$32.9K −$2.19/SF
NOI
$76.8K $5.10/SF
Area
Lamar County, TX
Vacancy
9.30%
Lease Rate
$8.04 /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%
$1,535,460
Cap Rate 7%
$1,096,757
Cap Rate 9%
$853,033
Alternative Uses
Best Use
Warehouse
$1.33M
$1.17M – $1.55M
NOI $93,225 @ 7.0% cap · market cap 10.65%
Second Best
Industrial
$1.10M
$959.7K – $1.28M
NOI $76,773 @ 7.0% cap · market cap 8.77%
Theoretical Best
Hotel Hospitality
$11.33M
$9.91M – $13.22M
NOI $792,984 @ 7.0% cap · market cap 90.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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 Industrial 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?
Flex space - 15,000+ sq ft industrial, storage, and office space.
Where is this flex space located?
The property is located at 2620 Farm Road 79 Paris, TX.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 15,000+ sq ft of light industrial, storage, and office space on 4+ acres.; Income‑producing potential with two buildings currently leased.; Strategic location NW of Paris, TX on a major travel corridor, close to manufacturers.
