Renovated Mixed-Use
For Sale
$575,000
7491 State Highway 19 S, Athens, TX 75751
Flexible commercial compound combining renovated residences, warehouse improvements, storage units, and direct State Highway 19 S exposure.
Property Size13,700 SF
Days on Market24
Property Features for 7491 State Highway 19 S
General Information
Standard status
Active
Size
13,700 SF
Property subtype
Commercial
Zoning
unrestricted
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
20 ft
Warehouse Space
5,000 SF
Self-Storage Units
13
Building Details
Building Size
13,700 SF
Year Built
1946
Buildings
5
Units
5
Construction
metal
Listing Agency:
Stewart & McGee Real Estate
(903) 292-3339
Listed By:
Danae Oglesby · License #0680162
(903) 292-3339
Source:
Vickiesteam
Added: Aug 1
Changed: Aug 23
Last Checked: Aug 24 at 3:10PM
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 Stewart & McGee Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property combines two renovated residences with more than 10,500 SF of commercial improvements. The commercial component includes a 5,000 SF metal warehouse with 20-foot sidewalls, a 4,000 SF metal building with drive-through access, roll-up bay doors, workshop space, and four individual storage units, plus a 1,500 SF building containing nine storage units. The improvements previously operated as a storage facility and can support continued storage operations, contractor bays, warehousing, equipment storage, or business headquarters uses, subject to applicable requirements.
The primary residence offers approximately 2,000 SF and was renovated in 2023. A separate 1,200 SF residence has its own entrance from State Highway 19 S. Both residences provide options for rental occupancy, employee housing, executive use, or live-work functionality. The property has frontage on State Highway 19 S with access to Loop 7, Athens, Tyler, Cedar Creek Lake, and East Texas markets. Zoning is unrestricted.
The primary residence offers approximately 2,000 SF and was renovated in 2023. A separate 1,200 SF residence has its own entrance from State Highway 19 S. Both residences provide options for rental occupancy, employee housing, executive use, or live-work functionality. The property has frontage on State Highway 19 S with access to Loop 7, Athens, Tyler, Cedar Creek Lake, and East Texas markets. Zoning is unrestricted.
Key Highlights
- More than 10,500 SF of commercial improvements across three metal buildings
- 5,000 SF warehouse with 20‑foot sidewalls
- 4,000 SF building with drive‑through access, roll‑up bay doors, workshop space, and 4 storage units
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
$45,210
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
7.86%
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%
$904,200
$904.2K
Cap Rate 7%
$645,857
$645.9K
Cap Rate 9%
$502,333
$502.3K
Market Conditions
NOI Build-Up for 13,700 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
$82.2K $6.00/SF
− Vacancy
−$9.9K −$0.72/SF
EGI
$72.3K $5.28/SF
− OpEx
−$27.1K −$1.98/SF
NOI
$45.2K $3.30/SF
Area
Henderson County, TX
Vacancy
12.00%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
37.50%
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%
$904,200
Cap Rate 7%
$645,857
Cap Rate 9%
$502,333
Alternative Uses
Best Use
Office B
$3.27M
$2.86M – $3.82M
NOI $229,160 @ 7.0% cap · market cap 39.85%
Second Best
Warehouse
$1.22M
$1.07M – $1.42M
NOI $85,331 @ 7.0% cap · market cap 14.84%
Theoretical Best
Office A
$4.82M
$4.22M – $5.62M
NOI $337,349 @ 7.0% cap · market cap 58.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 75751, TX
17,100
Population
7,432
Households
2.3
Avg Household Size
39
Median Age
20%
College-Educated
85%
High-School Grad
180.4 sq mi
ZIP Area
95
Density / Sq Mi
$71,524
Median Household Income
$31,897
Median Earnings
$1,063
Median Rent
$205,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible commercial compound combining renovated residences, warehouse improvements, storage units, and direct State Highway 19 S exposure.
Where is this mixed-use property located?
The property is located at 7491 State Highway 19 S Athens, TX.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: More than 10,500 SF of commercial improvements across three metal buildings; 5,000 SF warehouse with 20‑foot sidewalls; 4,000 SF building with drive‑through access, roll‑up bay doors, workshop space, and 4 storage units
