Office Building with Secure Concrete
For Sale
$728,000
1331 Memorial Drive, Denison, TX 75020
CommercialSale, Denison, TX
Property Size12,000 SF
Lot Size2.87 Acres
Price / SF$60.67
Days on Market57
Property Features for 1331 Memorial Drive
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial building
Subdivision
Denison Oncology Add
Directions
From DFW, take 75 north east on 91, peoperty on your left. Corner of 91 & Memorial
Standard status
Active
APN
139909
Lot size
2.87 Acres
Taxes and HOA fees
Tax Description
DENISON ONCOLOGY ADDN, LOT 1, AC 2.87,
Legal Description
DENISON ONCOLOGY ADDN, LOT 1, AC 2.87,
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Electric
Water source
Public
Building Details
Year built
1992
Floors in Building
1
Number of units
12
Flooring type
Concrete
Building materials
Brick
Roof type
Composition
Listing Agency:
Everbright Realty LLC
(469) 879-8570
Listed By:
Qing Zhang · License #0558935
(469) 879-8570
Added: Jun 26
Changed: Aug 21
Last Checked: Aug 21 at 11:06PM
MLS# 21313700
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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 office property on 2.87 acres was built in 1992 with brick construction, concrete flooring, electric heating and cooling, a composition roof, and finished bathrooms. The interior includes framed areas, open rooms, enclosed offices, reception or waiting areas, and abundant natural light. A reinforced concrete room with two large steel doors provides a secure specialty area that can support imaging-related, storage, server, or inventory functions.
The property is located at 1331 Memorial Drive in Denison, near Hwy 75 and downtown. Its front side provides highway access and business exposure, while the rear looks toward wooded surroundings, a creek, and a wooden bridge. Public water and public sewer serve the property. The building is also offered for lease.
The property is located at 1331 Memorial Drive in Denison, near Hwy 75 and downtown. Its front side provides highway access and business exposure, while the rear looks toward wooded surroundings, a creek, and a wooden bridge. Public water and public sewer serve the property. The building is also offered for lease.
Key Highlights
- 2.87‑acre office property at 1331 Memorial Drive, Denison, TX 75020
- 1992 construction with brick exterior and concrete flooring
- Reinforced concrete room secured by two large steel doors
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
$62,512
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
8.59%
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%
$1,250,240
$1.3M
Cap Rate 7%
$893,029
$893.0K
Cap Rate 9%
$694,578
$694.6K
Market Conditions
NOI Build-Up for 12,000 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
$97.9K $8.16/SF
− Vacancy
−$8.6K −$0.72/SF
EGI
$89.3K $7.44/SF
− OpEx
−$26.8K −$2.23/SF
NOI
$62.5K $5.21/SF
Area
Grayson County, TX
Vacancy
8.80%
Lease Rate
$8.16 /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%
$1,250,240
Cap Rate 7%
$893,029
Cap Rate 9%
$694,578
Alternative Uses
Best Use
Office B
$2.87M
$2.51M – $3.35M
NOI $200,724 @ 7.0% cap · market cap 27.57%
Second Best
Industrial
$893.0K
$781.4K – $1.04M
NOI $62,512 @ 7.0% cap · market cap 8.59%
Theoretical Best
Hotel Hospitality
$6.16M
$5.39M – $7.18M
NOI $430,920 @ 7.0% cap · market cap 59.19%
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
190
Businesses Nearby
Explore this area
Business Placement
Demographics for 75020, TX
23,782
Population
10,802
Households
2.2
Avg Household Size
42
Median Age
19%
College-Educated
90%
High-School Grad
61.0 sq mi
ZIP Area
390
Density / Sq Mi
$66,308
Median Household Income
$38,656
Median Earnings
$1,136
Median Rent
$187,200
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Flexible commercial layout with finished bathrooms, natural light, and wooded creek-side surroundings.
Where is this office building located?
The property is located at 1331 Memorial Drive Denison, TX.
What is the asking price?
The asking price for this property is $728,000.
What are key features of this property?
This property features: 2.87‑acre office property at 1331 Memorial Drive, Denison, TX 75020; 1992 construction with brick exterior and concrete flooring; Reinforced concrete room secured by two large steel doors
