Interior Lot Office
For Sale
$289,900
516 Pinson Road, Forney, TX 75126
Existing office building offers reception, individual offices, a kitchen-breakroom, and a bathroom on an interior lot.
Property Size1,331 SF
Price / SF$217.81
Days on Market18
Property Features for 516 Pinson Road
General Information
Standard status
Active
Size
1,331 SF
Property subtype
Retail
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1970
Listing Agency:
Riter Group
(972) 564-3332
Listed By:
Rene Jensen · License #0319907
(214) 532-6823
Source:
Lonestarluxuryrealty
Added: Jul 26
Changed: Aug 11
Last Checked: Aug 12 at 6:28AM
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 Riter Group
Investment Insights
Based on property information with market context.
This for-sale office property includes an existing building situated on an interior lot. The current configuration supports a waiting room-reception area, individual offices, a kitchen-breakroom, and a bathroom, with the option to remodel into a tailored workspace. The property also allows for the construction of a brand new building to fit specific needs.
Located on a heavily traveled thoroughfare, the site benefits from visibility among established businesses. It is also conveniently close to Hwy 80 and Forney’s historical downtown area.
For buyers seeking an office footprint that can be adapted—or redeveloped—this property provides a straightforward set of interior spaces centered around reception, multiple offices, and essential support rooms.
Located on a heavily traveled thoroughfare, the site benefits from visibility among established businesses. It is also conveniently close to Hwy 80 and Forney’s historical downtown area.
For buyers seeking an office footprint that can be adapted—or redeveloped—this property provides a straightforward set of interior spaces centered around reception, multiple offices, and essential support rooms.
Key Highlights
- Existing office building (1970) with reception/waiting room, individual offices, kitchen‑breakroom, and a bathroom
- Located on an interior lot in Forney
- Commercial property on a heavily traveled thoroughfare, with proximity to Hwy 80 and Forney historical downtown
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
$22,908
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
7.90%
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%
$458,160
$458.2K
Cap Rate 7%
$327,257
$327.3K
Cap Rate 9%
$254,533
$254.5K
Market Conditions
NOI Build-Up for 1,331 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
$40.9K $30.72/SF
− Vacancy
−$10.3K −$7.77/SF
EGI
$30.5K $22.95/SF
− OpEx
−$7.6K −$5.74/SF
NOI
$22.9K $17.21/SF
Area
Kaufman County, TX
Vacancy
25.30%
Lease Rate
$30.72 /SF/Yr
Expense Ratio
25.00%
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%
$458,160
Cap Rate 7%
$327,257
Cap Rate 9%
$254,533
Alternative Uses
Best Use
Office B
$327.3K
$286.4K – $381.8K
NOI $22,908 @ 7.0% cap · market cap 7.90%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$16.75M
$14.66M – $19.54M
NOI $1,172,586 @ 7.0% cap · market cap 404.48%
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
714
Businesses Nearby
Explore this area
Business Placement
Demographics for 75126, TX
64,573
Population
24,316
Households
2.7
Avg Household Size
32
Median Age
36%
College-Educated
92%
High-School Grad
81.6 sq mi
ZIP Area
791
Density / Sq Mi
$104,001
Median Household Income
$55,453
Median Earnings
$1,930
Median Rent
$337,200
Median Home Value
Market
Vacancy Rate% for Office 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?
Office units - Existing office building offers reception, individual offices, a kitchen-breakroom, and a bathroom on an interior lot.
Where is this office units located?
The property is located at 516 Pinson Road Forney, TX.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: Existing office building (1970) with reception/waiting room, individual offices, kitchen‑breakroom, and a bathroom; Located on an interior lot in Forney; Commercial property on a heavily traveled thoroughfare, with proximity to Hwy 80 and Forney historical downtown
