Climate-Controlled Storage
For Sale
$100,000
853 Main Street A10, Lake Dallas, TX 75065
Enclosed ownership option with RV utility connections, private service features, and year-round HVAC protection.
Property Size612 SF
Price / SF$163.40
Days on Market16
Property Features for 853 Main Street A10
General Information
Standard status
Active
Size
612 SF
Building Details
Year Built
2003
Listing Agency:
Team Clary Realty, Inc
Listed By:
Christopher Cole · License #0727579
(817) 680-2403
Source:
Christenberrygroup
Added: Aug 25
Changed: Sep 8
Last Checked: Sep 5 at 5:06AM
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 Team Clary Realty, Inc
Investment Insights
Based on property information with market context.
This 612-square-foot self-storage suite at 853 Main Street A10 is a fully enclosed, climate-controlled space suited to RVs, luxury vehicles, and additional storage. Built in 2003, the unit includes Lennox split HVAC systems, epoxy flooring, built-in plumbing, multiple 120V outlets, a water faucet, fire water-suppression equipment, and a secure garage door with opener. A 50-amp RV hookup, 110-amp electrical service, and dedicated outdoor sewage dump support cleaning, maintenance, and trip preparation within the suite.
Ownership includes 24-7 facility access, comprehensive security, structure coverage, and use of an on-site high-pressure power washer with soap. A private clubhouse provides an additional shared amenity. The property is located in Lake Dallas, near major highways and travel corridors. Six additional units are also available for purchase, and the suite may be used as an income-producing investment.
Ownership includes 24-7 facility access, comprehensive security, structure coverage, and use of an on-site high-pressure power washer with soap. A private clubhouse provides an additional shared amenity. The property is located in Lake Dallas, near major highways and travel corridors. Six additional units are also available for purchase, and the suite may be used as an income-producing investment.
Key Highlights
- 612 SF fully enclosed, climate‑controlled storage suite
- 50‑amp RV hookups and 110‑amp electrical service
- Lennox split HVAC systems, epoxy floors, and built‑in plumbing
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
$5,768
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
5.77%
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%
$115,360
$115.4K
Cap Rate 7%
$82,400
$82.4K
Cap Rate 9%
$64,089
$64.1K
Market Conditions
NOI Build-Up for 612 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
$8.8K $14.40/SF
− Vacancy
−$573 −$0.94/SF
EGI
$8.2K $13.46/SF
− OpEx
−$2.5K −$4.04/SF
NOI
$5.8K $9.42/SF
Area
Denton County, TX
Vacancy
6.50%
Lease Rate
$14.40 /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%
$115,360
Cap Rate 7%
$82,400
Cap Rate 9%
$64,089
Alternative Uses
Best Use
Self Storage
$82.4K
$72.1K – $96.1K
NOI $5,768 @ 7.0% cap · market cap 5.77%
Second Best
Warehouse
$54.5K
$47.7K – $63.6K
NOI $3,814 @ 7.0% cap · market cap 3.81%
Theoretical Best
Multifamily LT 5
$8.56M
$7.49M – $9.98M
NOI $599,093 @ 7.0% cap · market cap 599.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 75065, TX
12,770
Population
5,125
Households
2.5
Avg Household Size
39
Median Age
38%
College-Educated
85%
High-School Grad
8.3 sq mi
ZIP Area
1,539
Density / Sq Mi
$98,284
Median Household Income
$43,673
Median Earnings
$1,659
Median Rent
$302,100
Median Home Value
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Self storage facility - Enclosed ownership option with RV utility connections, private service features, and year-round HVAC protection.
Where is this self storage facility located?
The property is located at 853 Main Street A10 Lake Dallas, TX.
What is the asking price?
The asking price for this property is $100,000.
What are key features of this property?
This property features: 612 SF fully enclosed, climate‑controlled storage suite; 50‑amp RV hookups and 110‑amp electrical service; Lennox split HVAC systems, epoxy floors, and built‑in plumbing
