Self Storage and Yard
For Sale
Contact for pricing
1856 South Kings Highway, Texarkana, TX 75501
Fully fenced 11.7-acre site with two self storage buildings totaling 9,000 SF, plus new gate access.
Property Size9,000 SF
Lot Size11.70 Acres
Price / SF$100
Days on Market44
Property Features for 1856 South Kings Highway
General Information
Standard status
Active
Size
9,000 SF
Lot size
11.70 Acres
Property subtype
LAND
Site & Location
Road Access
Yes
Fenced Yard
Yes
Listing Agency:
Ashley Group Commercial Real Estate
(501) 758-7745
Listed By:
Grayson Chilton
(501) 326-7753
Source:
Moodyscre
Added: Jul 24
Changed: Sep 3
Last Checked: Sep 4 at 9:01AM
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 Ashley Group Commercial Real Estate
Investment Insights
Based on property information with market context.
This fenced 11.7-acre property includes two self-storage buildings on-site totaling 9,000 SF. The site is fully fenced, and a new gate has been installed, improving controlled access and site security.
The property is located on South Kings Highway in Texarkana, TX. The underlying land area provides flexibility for additional development opportunities beyond the existing storage improvements.
With existing storage buildings in place and substantial remaining land, the site supports potential expansion of storage use and may also accommodate industrial or small office/warehouse flex configurations, subject to approvals.
The property is located on South Kings Highway in Texarkana, TX. The underlying land area provides flexibility for additional development opportunities beyond the existing storage improvements.
With existing storage buildings in place and substantial remaining land, the site supports potential expansion of storage use and may also accommodate industrial or small office/warehouse flex configurations, subject to approvals.
Key Highlights
- 11.7‑acre fully fenced site on South Kings Highway with new gate installed
- Two self‑storage buildings on‑site totaling 9,000 SF
- Large land area offers potential for self‑storage, industrial, or small office/warehouse flex 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
$56,278
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
6.25%
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%
$1,125,560
$1.1M
Cap Rate 7%
$803,971
$804.0K
Cap Rate 9%
$625,311
$625.3K
Market Conditions
NOI Build-Up for 9,000 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
$72.4K $8.04/SF
− Vacancy
−$6.2K −$0.68/SF
EGI
$66.2K $7.36/SF
− OpEx
−$9.9K −$1.10/SF
NOI
$56.3K $6.25/SF
Area
Bowie County, TX
Vacancy
8.50%
Lease Rate
$8.04 /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%
$1,125,560
Cap Rate 7%
$803,971
Cap Rate 9%
$625,311
Alternative Uses
Best Use
Warehouse
$804.0K
$703.5K – $938.0K
NOI $56,278 @ 7.0% cap · market cap 6.25%
Second Best
Self Storage
$674.4K
$590.1K – $786.8K
NOI $47,208 @ 7.0% cap · market cap 5.25%
Theoretical Best
Hotel Hospitality
$6.78M
$5.93M – $7.91M
NOI $474,525 @ 7.0% cap · market cap 52.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Explore this area
Business Placement
Demographics for 75501, TX
36,423
Population
15,302
Households
2.4
Avg Household Size
38
Median Age
15%
College-Educated
86%
High-School Grad
96.3 sq mi
ZIP Area
378
Density / Sq Mi
$46,782
Median Household Income
$33,758
Median Earnings
$904
Median Rent
$125,700
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Fully fenced 11.7-acre site with two self storage buildings totaling 9,000 SF, plus new gate access.
Where is this self storage facility located?
The property is located at 1856 South Kings Highway Texarkana, TX.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 11.7‑acre fully fenced site on South Kings Highway with new gate installed; Two self‑storage buildings on‑site totaling 9,000 SF; Large land area offers potential for self‑storage, industrial, or small office/warehouse flex space
