Storefront Property with Paved
For Sale
$160,000
1305 N Kaufman St, Ennis, TX 75119
Finished commercial building with salon and barber tenants, furniture and fixtures, and convenient I-45 access.
Property Size800 SF
Price / SF$200
Days on Market12
Property Features for 1305 N Kaufman St
General Information
Standard status
Active
Size
800 SF
Property subtype
Commercial
Additional Details
Highway Access
Yes
Amenities
wood-look flooring
dual-sized suites
functional layout
paved parking lot
tree-lined rear yard
Building Details
Year Built
1999
Tenancy
Multi
Listing Agency:
Modernest Realty LLC
(214) 310-1495
Listed By:
Megan Johnson · License #0712870
Source:
Easttxhomesforsale
Added: Aug 19
Changed: Aug 29
Last Checked: Aug 29 at 10:37AM
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 Modernest Realty LLC
Investment Insights
Based on property information with market context.
Built in 1999, this storefront property is currently occupied by long-term salon and barber tenants. The finished interior includes wood-look flooring, suites in two sizes, and a practical arrangement suited to commercial operations. Furniture and fixtures are included with the land and building.
The property is located at 1305 N Kaufman St in Ennis, with visibility along N. Kaufman Street and access to a generous paved parking lot. A tree-lined rear yard provides additional outdoor space, while nearby I-45 access supports convenient regional connectivity.
The property is located at 1305 N Kaufman St in Ennis, with visibility along N. Kaufman Street and access to a generous paved parking lot. A tree-lined rear yard provides additional outdoor space, while nearby I-45 access supports convenient regional connectivity.
Key Highlights
- Currently occupied by long‑term salon and barber tenants
- Land, building, furniture, and fixtures included
- Wood‑look flooring and dual‑sized suites
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
$13,279
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
8.30%
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%
$265,580
$265.6K
Cap Rate 7%
$189,700
$189.7K
Cap Rate 9%
$147,544
$147.5K
Market Conditions
NOI Build-Up for 800 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
$20.0K $24.96/SF
− Vacancy
−$998 −$1.25/SF
EGI
$19.0K $23.71/SF
− OpEx
−$5.7K −$7.11/SF
NOI
$13.3K $16.60/SF
Area
Ellis County, TX
Vacancy
5.00%
Lease Rate
$24.96 /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%
$265,580
Cap Rate 7%
$189,700
Cap Rate 9%
$147,544
Alternative Uses
Best Use
Retail
$189.7K
$166.0K – $221.3K
NOI $13,279 @ 7.0% cap · market cap 8.30%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$8.73M
$7.64M – $10.18M
NOI $611,052 @ 7.0% cap · market cap 381.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
152
Businesses Nearby
4k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Family Dollar
Shops & Services
4,183 visits/mo
0.5 miles
Demographics for 75119, TX
28,973
Population
11,738
Households
2.5
Avg Household Size
35
Median Age
20%
College-Educated
80%
High-School Grad
264.2 sq mi
ZIP Area
110
Density / Sq Mi
$76,983
Median Household Income
$41,861
Median Earnings
$1,230
Median Rent
$238,400
Median Home Value
Market
Vacancy Rate% for Retail 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?
Storefront property - Finished commercial building with salon and barber tenants, furniture and fixtures, and convenient I-45 access.
Where is this storefront property located?
The property is located at 1305 N Kaufman St Ennis, TX.
What is the asking price?
The asking price for this property is $160,000.
What are key features of this property?
This property features: Currently occupied by long‑term salon and barber tenants; Land, building, furniture, and fixtures included; Wood‑look flooring and dual‑sized suites
