Self-Storage Facility with
For Sale
$1,100,000
13280 County Road 472, Lindale, TX 75771
COMMERCIAL - Lindale, TX
Property Size1,500 SF
Lot Size0.74 Acres
Price / SF$147.65
Days on Market34
Property Features for 13280 County Road 472
General Information
Property type
Commercial Sale
Property subtype
Other
Security features
Security
Lot features
Inside City Limits
Directions
From I-20 and Highway 69, go N on Hwy 69, turn E on CR 472 and the property will be on the N side of road.
Standard status
Active
Size
7,450 SF
Lot size
0.74 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
ABST A0479 J HALL TRACT 25B
Tax Annual Amount
17764
Legal Description
ABST A0479 J HALL TRACT 25B
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air, Electric
Water source
Public
Amenities
reception area
conference room
break room
Building Details
Year built
2019
Number of units
38
Building materials
Brick, Cement Siding
Listing Agency:
Century 21 First Group - Lindale
(903) 882-1144
Listed By:
Nick Allegretto · License #0617733
(903) 752-0421
Added: Jul 9
Changed: Aug 11
Last Checked: Aug 11 at 8:06PM
MLS# 26009553
Copyright © 2026 Greater Tyler Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 7,450-square-foot self-storage property combines a 38-unit facility with an approximately 1,500-square-foot office building on 0.74 acres. The office layout includes a reception area, three private offices, a conference room, and a break room. Storage inventory includes 16 climate-controlled units in 10x10, 10x14, and 10x20 configurations. The facility is partially leased, while the office provides an additional commercial component within the improvements.
Constructed in 2019, the property is positioned northeast of the Interstate 20 and Highway 69 intersection in Lindale. Walmart, IHOP, McDonald's, and QuikTrip are identified among the surrounding national retailers. Building materials include brick and cement siding, with central heating, central air, electric cooling, public water, and public sewer.
Constructed in 2019, the property is positioned northeast of the Interstate 20 and Highway 69 intersection in Lindale. Walmart, IHOP, McDonald's, and QuikTrip are identified among the surrounding national retailers. Building materials include brick and cement siding, with central heating, central air, electric cooling, public water, and public sewer.
Key Highlights
- 7,450‑square‑foot self‑storage property on 0.74 acres
- 38‑unit storage facility with 16 climate‑controlled units
- Climate‑controlled units include 10x10, 10x14, and 10x20 sizes
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
$88,506
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
8.05%
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%
$1,770,120
$1.8M
Cap Rate 7%
$1,264,371
$1.3M
Cap Rate 9%
$983,400
$983.4K
Market Conditions
NOI Build-Up for 7,450 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
$134.1K $18.00/SF
− Vacancy
−$16.1K −$2.16/SF
EGI
$118.0K $15.84/SF
− OpEx
−$29.5K −$3.96/SF
NOI
$88.5K $11.88/SF
Area
Smith County, TX
Vacancy
12.00%
Lease Rate
$18.00 /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%
$1,770,120
Cap Rate 7%
$1,264,371
Cap Rate 9%
$983,400
Alternative Uses
Best Use
Office B
$1.26M
$1.11M – $1.48M
NOI $88,506 @ 7.0% cap · market cap 8.05%
Second Best
Mixed Use
$1.08M
$942.9K – $1.26M
NOI $75,431 @ 7.0% cap · market cap 6.86%
Theoretical Best
Hotel Hospitality
$5.61M
$4.91M – $6.55M
NOI $392,801 @ 7.0% cap · market cap 35.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
181
Businesses Nearby
Explore this area
Business Placement
Demographics for 75771, TX
21,870
Population
9,241
Households
2.4
Avg Household Size
41
Median Age
29%
College-Educated
91%
High-School Grad
146.1 sq mi
ZIP Area
150
Density / Sq Mi
$90,112
Median Household Income
$48,088
Median Earnings
$1,318
Median Rent
$266,000
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?
Self storage facility - Professional office space complements a storage operation with climate-controlled units and public water and sewer.
Where is this self storage facility located?
The property is located at 13280 County Road 472 Lindale, TX.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 7,450‑square‑foot self‑storage property on 0.74 acres; 38‑unit storage facility with 16 climate‑controlled units; Climate‑controlled units include 10x10, 10x14, and 10x20 sizes
