Corner-Lot Flex
For Sale
$350,000
1425 S Church Street, Paris, TX 75460
Office and warehouse areas provide a practical base for varied commercial operations.
Property Size4,000 SF
Price / SF$87.50
Days on Market31
Property Features for 1425 S Church Street
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Commercial
Zoning
Commercial
Site & Location
Road Access
Yes
Fenced Yard
Yes
Building Details
Building Size
4,000 SF
Year Built
1980
Buildings
1
Stories
1
Units
1
Listing Agency:
Keller Williams Legacy
(903) 905-1640
Listed By:
Chad Stephens · License #0434869
(903) 905-1640
Source:
Cuddrealtyinc
Added: Jul 30
Changed: Aug 28
Last Checked: Aug 28 at 11:32AM
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 Keller Williams Legacy
Investment Insights
Based on property information with market context.
Built in 1980, this flex property combines a 4,000-square-foot main building with office areas and warehouse space. The improvements also include concrete and gravel parking, perimeter fencing, fuel pump sheds, and multiple above-ground and underground storage tanks.
The property occupies a corner parcel of nearly one acre at 1425 S Church St in Paris, Texas. Storage capacity includes above-ground tanks measuring 10,000, 6,000, 3,000, and 4,000 gallons, along with two 10,000-gallon underground tanks. The site was previously operated as a fuel distributorship for more than 50 years.
The property occupies a corner parcel of nearly one acre at 1425 S Church St in Paris, Texas. Storage capacity includes above-ground tanks measuring 10,000, 6,000, 3,000, and 4,000 gallons, along with two 10,000-gallon underground tanks. The site was previously operated as a fuel distributorship for more than 50 years.
Key Highlights
- 4,000 SF main building with office and warehouse areas
- Nearly one‑acre corner parcel at 1425 S Church St, Paris, TX 75460
- Above‑ground tanks: 10,000, 6,000, 3,000, and 4,000 gallons
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
$24,794
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
7.08%
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%
$495,880
$495.9K
Cap Rate 7%
$354,200
$354.2K
Cap Rate 9%
$275,489
$275.5K
Market Conditions
NOI Build-Up for 4,000 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
$32.2K $8.04/SF
− Vacancy
−$3.0K −$0.75/SF
EGI
$29.2K $7.29/SF
− OpEx
−$4.4K −$1.09/SF
NOI
$24.8K $6.20/SF
Area
Lamar County, TX
Vacancy
9.30%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
15.00%
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%
$495,880
Cap Rate 7%
$354,200
Cap Rate 9%
$275,489
Alternative Uses
Best Use
Warehouse
$354.2K
$309.9K – $413.2K
NOI $24,794 @ 7.0% cap · market cap 7.08%
Second Best
Industrial
$291.7K
$255.2K – $340.3K
NOI $20,418 @ 7.0% cap · market cap 5.83%
Theoretical Best
Hotel Hospitality
$3.01M
$2.64M – $3.52M
NOI $210,900 @ 7.0% cap · market cap 60.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
104
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75460, TX
22,925
Population
11,210
Households
2
Avg Household Size
38
Median Age
17%
College-Educated
88%
High-School Grad
101.9 sq mi
ZIP Area
225
Density / Sq Mi
$44,241
Median Household Income
$30,546
Median Earnings
$895
Median Rent
$123,300
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Office and warehouse areas provide a practical base for varied commercial operations.
Where is this flex space located?
The property is located at 1425 S Church Street Paris, TX.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 4,000 SF main building with office and warehouse areas; Nearly one‑acre corner parcel at 1425 S Church St, Paris, TX 75460; Above‑ground tanks: 10,000, 6,000, 3,000, and 4,000 gallons
