Industrial Flex Warehouse with
For Sale
$1,300,000
613 S Armstrong Avenue Denison, Denison, TX 75020
Flex industrial property with light industrial zoning, a new TPO roof, and a storage yard plus additional lots across the alley.
Property Size14,730 SF
Price / SF$88.26
Days on Market44
Property Features for 613 S Armstrong Avenue Denison
General Information
Standard status
Active
Size
14,730 SF
Zoning
Commercial,Residential
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$6,203
Building Details
Building Size
14,730 SF
Year Built
1975
Stories
1
Listing Agency:
OPT
(800) 683-5651
Listed By:
Nara Marat
(800) 683-5651
Source:
Jparhouston
Added: Jul 9
Changed: Aug 18
Last Checked: Aug 21 at 4:02AM
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 OPT
Investment Insights
Based on property information with market context.
Flex industrial property built to support a range of light industrial operations, featuring a brand-new TPO roof with poly-iso insulation. The offering also includes a newly constructed 1,500-square-foot storefront or office space and an open, flexible layout designed to support both building use and yard-based operations.
The property is located on S. Armstrong Avenue in Denison’s industrial corridor, with prominent placement along highly traveled Hwy 91. Access is described as quick to Hwy 75 and Hwy 81, along with downtown Denison.
In addition to the primary site, the sale includes two additional lots across the alley, each approximately 0.344 acres, expanding on-site options for equipment, storage, or future development within the light industrial zoning framework.
The property is located on S. Armstrong Avenue in Denison’s industrial corridor, with prominent placement along highly traveled Hwy 91. Access is described as quick to Hwy 75 and Hwy 81, along with downtown Denison.
In addition to the primary site, the sale includes two additional lots across the alley, each approximately 0.344 acres, expanding on-site options for equipment, storage, or future development within the light industrial zoning framework.
Key Highlights
- Built in 1975 light industrial flex property with storage yard and flexible layout
- Brand‑new TPO roof with poly‑iso insulation
- Newly constructed 1,500‑SF storefront or office space
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
$93,177
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
7.17%
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%
$1,863,540
$1.9M
Cap Rate 7%
$1,331,100
$1.3M
Cap Rate 9%
$1,035,300
$1.0M
Market Conditions
NOI Build-Up for 14,730 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
$120.2K $8.16/SF
− Vacancy
−$10.6K −$0.72/SF
EGI
$109.6K $7.44/SF
− OpEx
−$16.4K −$1.12/SF
NOI
$93.2K $6.33/SF
Area
Grayson County, TX
Vacancy
8.80%
Lease Rate
$8.16 /SF/Yr
Expense Ratio
15.00%
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%
$1,863,540
Cap Rate 7%
$1,331,100
Cap Rate 9%
$1,035,300
Alternative Uses
Best Use
Warehouse
$1.33M
$1.16M – $1.55M
NOI $93,177 @ 7.0% cap · market cap 7.17%
Second Best
Industrial
$1.10M
$959.2K – $1.28M
NOI $76,734 @ 7.0% cap · market cap 5.90%
Theoretical Best
Hotel Hospitality
$7.56M
$6.61M – $8.82M
NOI $528,954 @ 7.0% cap · market cap 40.69%
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
887
Businesses Nearby
Under-served
Demand for This Use
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 Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Mells Grill Restaurant & Jazz Lounge — 531 W Crawford St, Denison, TX 75020
Frequently Asked Questions
What type of property is this?
Flex space - Flex industrial property with light industrial zoning, a new TPO roof, and a storage yard plus additional lots across the alley.
Where is this flex space located?
The property is located at 613 S Armstrong Avenue Denison Denison, TX.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Built in 1975 light industrial flex property with storage yard and flexible layout; Brand‑new TPO roof with poly‑iso insulation; Newly constructed 1,500‑SF storefront or office space
