Flex Space with Highway 82
For Sale
$1,095,000
12999 US HWY 82 W, Brookston, TX 75421
COMMERCIAL - Brookston, TX
Property Size17,500 SF
Lot Size3.30 Acres
Price / SF$62.57
Days on Market94
Property Features for 12999 US HWY 82 W
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning description
Commercial
Parking features
Covered, Garage, Secured, Parking Lot, Gated
Subdivision
Highway 82
Directions
From Loop 286 in Paris, Hwy 82 W, building on left (A&P Supply building)
Standard status
Active
APN
129947
Lot size
3.30 Acres
Utilities
Sewer type
Aerobic Septic
Heating system
Electric (Heating)
Cooling system
Electric
Building Details
Year built
2025
Floors in Building
2
Number of units
1
Flooring type
Concrete, Vinyl
Building materials
MetalSiding, Rock, Stone
Roof type
Metal
Listing Agency:
Century 21 Harvey Properties-P
(903) 785-8484
Listed By:
Erin Kennedy · License #0793118
(903) 583-3188
Added: May 28
Changed: Aug 3
Last Checked: Aug 29 at 4:06AM
MLS# 20993328
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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.
Just completed in 2025, this flex space is built as a combined office and office-warehouse facility with enclosed covered work areas. The building includes 11,250 sqft of enclosed office-warehouse space plus a 6,250 sqft (50x125) lean-to for covered parking, storage, or potential expansion. The front entry opens to an office-retail area with two restrooms. Upstairs there are three private offices and an additional unfinished space that can be customized for business use.
The 7,500 sqft warehouse is equipped with 20ft sidewalls and electric service, and it includes two large overhead doors designed to support drive-through operations. The lean-to also has a restroom with outdoor access. Construction includes metal siding with rock and stone elements, a metal roof, and vinyl and concrete flooring.
Set on 3.3 acres and fully fenced with a gated entry, the property provides a small concrete customer parking area and a large gravel lot in the back. It sits with US Hwy 82 W frontage in Brookston, TX, and features aerobic septic service along with electric heat and cooling.
The 7,500 sqft warehouse is equipped with 20ft sidewalls and electric service, and it includes two large overhead doors designed to support drive-through operations. The lean-to also has a restroom with outdoor access. Construction includes metal siding with rock and stone elements, a metal roof, and vinyl and concrete flooring.
Set on 3.3 acres and fully fenced with a gated entry, the property provides a small concrete customer parking area and a large gravel lot in the back. It sits with US Hwy 82 W frontage in Brookston, TX, and features aerobic septic service along with electric heat and cooling.
Key Highlights
- 2025 just‑completed flex space with US Hwy 82 W frontage
- 17,500 sqft under roof total with 11,250 sqft enclosed office‑warehouse
- 6,250 sqft (50x125) lean‑to for covered parking, storage, or expansion
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
$89,330
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
8.16%
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%
$1,786,600
$1.8M
Cap Rate 7%
$1,276,143
$1.3M
Cap Rate 9%
$992,556
$992.6K
Market Conditions
NOI Build-Up for 17,500 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
$140.7K $8.04/SF
− Vacancy
−$13.1K −$0.75/SF
EGI
$127.6K $7.29/SF
− OpEx
−$38.3K −$2.19/SF
NOI
$89.3K $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%
$1,786,600
Cap Rate 7%
$1,276,143
Cap Rate 9%
$992,556
Alternative Uses
Best Use
Warehouse
$1.55M
$1.36M – $1.81M
NOI $108,473 @ 7.0% cap · market cap 9.91%
Second Best
Industrial
$1.28M
$1.12M – $1.49M
NOI $89,330 @ 7.0% cap · market cap 8.16%
Theoretical Best
Hotel Hospitality
$13.18M
$11.53M – $15.38M
NOI $922,688 @ 7.0% cap · market cap 84.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75421, TX
988
Population
391
Households
2.5
Avg Household Size
41
Median Age
12%
College-Educated
61%
High-School Grad
53.6 sq mi
ZIP Area
18
Density / Sq Mi
$52,016
Median Household Income
$34,890
Median Earnings
$788
Median Rent
$152,400
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?
Flex space - Just completed flex space with gated, fenced yard and highway frontage, offering office-warehouse layout plus covered lean-to space.
Where is this flex space located?
The property is located at 12999 US HWY 82 W Brookston, TX.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: 2025 just‑completed flex space with US Hwy 82 W frontage; 17,500 sqft under roof total with 11,250 sqft enclosed office‑warehouse; 6,250 sqft (50x125) lean‑to for covered parking, storage, or expansion
