Unrestricted Acreage with Commercial
For Sale
$725,000
12282 Fm 1392, Terrell, TX 75160
Versatile 10-acre property near Dallas Fort Worth metro area.
Property Size2,965 SF
Lot Size10.00 Acres
Days on Market136
Property Features for 12282 Fm 1392
General Information
Standard status
Active
Size
2,965 SF
Lot size
10.00 Acres
Property subtype
Commercial
Zoning
Residential, Agriculture, possible for i
Building Details
Building Size
2,965 SF
Year Built
1997
Stories
1
Listing Agency:
Keller Williams Rockwall
(972) 772-7000
Listed By:
Patty Turner · License #0426347
(972) 571-1641
Source:
Cornerstonehomeandranch
Added: Apr 22
Changed: Sep 4
Last Checked: Aug 19 at 5:06AM
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 Keller Williams Rockwall
Investment Insights
Based on property information with market context.
This approximately 10-acre property, situated outside city limits and free of restrictions, presents diverse opportunities for commercial, agricultural, or mixed-use development. Located in a developing area of Terrell, it offers convenient access to major roadways, providing ample space, visibility, and adaptability for various business operations. Existing improvements include a significant residential structure suitable for multiple commercial applications, such as office space, short-term rentals, retreat lodging, or a live-work arrangement for an owner-operator. A large game room and a separate guest suite offer additional flexibility for workspace, staff quarters, or client accommodations. The land is equipped for commercial operations, featuring open areas, functional outbuildings, fencing, and multiple water sources. These features support a range of possibilities, including a contractor headquarters, equipment storage, light industrial use, event or retreat space, agricultural business, or a small business operating from a private setting. The absence of city restrictions on land use makes this property a unique opportunity for entrepreneurs, investors, and business owners seeking acreage with improvements adaptable to various commercial needs, all while remaining conveniently close to the Dallas-Fort Worth metro area.
Key Highlights
- 10 Acres outside city limits with no restrictions, ideal for commercial, agricultural, or mixed‑use development.
- Substantial residential structure adaptable for office space, short‑term rental, retreat lodging, or live/work setup.**
- Convenient access to major roadways in a growing area of Terrell, providing visibility and versatility.
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
$30,521
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
4.21%
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%
$610,420
$610.4K
Cap Rate 7%
$436,014
$436.0K
Cap Rate 9%
$339,122
$339.1K
Market Conditions
NOI Build-Up for 2,965 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
$53.4K $18.00/SF
− Vacancy
−$4.5K −$1.53/SF
EGI
$48.8K $16.47/SF
− OpEx
−$18.3K −$6.18/SF
NOI
$30.5K $10.29/SF
Area
Kaufman County, TX
Vacancy
8.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$610,420
Cap Rate 7%
$436,014
Cap Rate 9%
$339,122
Alternative Uses
Best Use
Mixed Use
$436.0K
$381.5K – $508.7K
NOI $30,521 @ 7.0% cap · market cap 4.21%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$37.32M
$32.65M – $43.54M
NOI $2,612,110 @ 7.0% cap · market cap 360.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Explore this area
Business Placement
Demographics for 75160, TX
26,632
Population
8,895
Households
3
Avg Household Size
38
Median Age
20%
College-Educated
82%
High-School Grad
118.2 sq mi
ZIP Area
225
Density / Sq Mi
$70,862
Median Household Income
$38,493
Median Earnings
$1,177
Median Rent
$221,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Versatile 10-acre property near Dallas Fort Worth metro area.
Where is this commercial land located?
The property is located at 12282 Fm 1392 Terrell, TX.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 10 Acres outside city limits with no restrictions, ideal for commercial, agricultural, or mixed‑use development.; Substantial residential structure adaptable for office space, short‑term rental, retreat lodging, or live/work setup.**; Convenient access to major roadways in a growing area of Terrell, providing visibility and versatility.
