Custom Office Building with Six
New
For Sale
$1,200,000
408 Pinson Road, Forney, TX 75126
Owner-user office property across from Forney City Hall with executive finishes and a flexible professional layout.
Property Size2,388 SF
Lot Size0.20 Acres
Price / SF$502.51
Days on Market3
Property Features for 408 Pinson Road
General Information
Standard status
Active
Size
2,388 SF
Lot size
0.20 Acres
Property subtype
Commercial
Zoning
COMM
Additional Details
Road Access
Yes
Amenities
custom dome ceiling
hand-painted mural
hand-scraped solid white oak flooring
slate flooring
barrel ceiling
full residential kitchen
executive bathroom with private shower
Building Details
Building Size
2,388 SF
Year Built
2007
Buildings
1
Stories
1
Units
1
Owner Occupied
Yes
Listing Agency:
Exalt Realty
(214) 682-6783
Listed By:
Amanda Hough · License #0596064
(214) 682-6783
Source:
Fullhouserealtytx
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 20 at 4:12AM
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 Exalt Realty
Investment Insights
Based on property information with market context.
Constructed in 2007, this custom office building offers approximately 2,388 square feet on a landscaped 0.20-acre lot. The interior includes six private offices, a conference room, a full residential kitchen, and three bathrooms, including an executive bath with a private shower. A double iron entry opens to a foyer with a dome ceiling and hand-painted mural, while private offices feature hand-scraped solid white oak floors. Slate flooring, a barrel ceiling detail, and a finished attic add further functionality and character.
The property is located on Pinson Road directly across from Forney City Hall and minutes from Downtown Forney. Building systems and construction details include a piered foundation supported by 36 piers extending 20 feet deep, R-42 insulated walls, and a floored attic with radiant barrier. The roof was replaced in March 2026, and the property is zoned COMM.
The property is located on Pinson Road directly across from Forney City Hall and minutes from Downtown Forney. Building systems and construction details include a piered foundation supported by 36 piers extending 20 feet deep, R-42 insulated walls, and a floored attic with radiant barrier. The roof was replaced in March 2026, and the property is zoned COMM.
Key Highlights
- Approximately 2,388 square feet of office space on a 0.20‑acre landscaped lot
- Six private offices, conference room, full kitchen, and three bathrooms
- Executive bathroom includes a private shower
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
$41,100
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
3.43%
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%
$822,000
$822.0K
Cap Rate 7%
$587,143
$587.1K
Cap Rate 9%
$456,667
$456.7K
Market Conditions
NOI Build-Up for 2,388 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
$73.4K $30.72/SF
− Vacancy
−$18.6K −$7.77/SF
EGI
$54.8K $22.95/SF
− OpEx
−$13.7K −$5.74/SF
NOI
$41.1K $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%
$822,000
Cap Rate 7%
$587,143
Cap Rate 9%
$456,667
Alternative Uses
Best Use
Office B
$587.1K
$513.8K – $685.0K
NOI $41,100 @ 7.0% cap · market cap 3.43%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$30.05M
$26.30M – $35.06M
NOI $2,103,784 @ 7.0% cap · market cap 175.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
728
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
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Frequently Asked Questions
What type of property is this?
Office building - Owner-user office property across from Forney City Hall with executive finishes and a flexible professional layout.
Where is this office building located?
The property is located at 408 Pinson Road Forney, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Approximately 2,388 square feet of office space on a 0.20‑acre landscaped lot; Six private offices, conference room, full kitchen, and three bathrooms; Executive bathroom includes a private shower
