Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Denison Restaurant Building For Sale Title is generated by Realmo AI

    1721 S Armstrong Avenue, Denison, TX 75020

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $1,000,000

    Income-producing restaurant property in Denison, TX, renovated in 2021.

    Type:Commercial/Industrial
    Property size:
    3,682 SF
    Lot size:
    0.64 Acres
    Price / SF:
    $271/SF
    Added:
    Mar 24, 2026
    Days on Market:
    54
    Last Refresh:
    Apr 5 at 11:38 pm

    Property Features for 1721 S Armstrong Avenue

    General Information

    Standard status
    Active
    Size
    3,682 SF
    Lot size
    0.64 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1940

    We can help!

    Listing Contact
    Terrin Bertholf

    Listing agent Terrin Bertholf License #0649544

    Listing office Bertholf Commercial Real Estate

    Listing date Mar 24, 2026

    Source Exitrealty

    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 Bertholf Commercial Real Estate

    HighLights

    • Income‑producing property with tenant in place until May 2027
    • Tenant pays $7,250 per month
    • Completely renovated in 2021
    • Large outdoor patio with stage, accommodating 110+ guests
    • 50 parking spaces in recently paved parking lots
    • Tenant is a highly‑rated restaurant (4.8 stars on Google)

    Overview

    This income-producing building, located in the heart of Denison, is leased to Kickbacks restaurant. The building was completely renovated in 2021. The tenant is in place paying $7,250 per month until May of 2027. The dining room can seat over 60 guests. The outdoor patio can accommodate another 110+ guests and has a stage that is fully equipped for live music. The building has a total of 50 parking spaces in the recently paved parking lots. Updates completed in 2021 include components such as: parking lot, roof, interior finish out, windows, floors, HVAC, plumbing, wiring, and three phase power. The property is a highly rated Denison restaurant, boasting a 4.8 star rating on Google from over 350 reviews. The property size is 3682 square feet.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $727.6K
    NOI $65,481 @ 9.00% cap · cautious / downside scenario
    Moderate
    $935.4K
    NOI $65,481 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.31M
    NOI $65,481 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $91.9k $24.96
    − Vacancy −$4.6k −$1.25
    EGI $87.3k $23.71
    − OpEx −$21.8k −$5.93
    NOI $65.5k $17.78
    3,682 SF · lease $24.96/SF/yr · vacancy 5.00% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $935.4K
    $818.5K – $1.09M (±1% cap)
    NOI $65,481 @ 7.0% cap · market cap 6.55%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Hotel Hospitality
    $1.89M
    $1.65M – $2.20M (±1% cap)
    NOI $132,221 @ 7.0% cap · market cap 13.22%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    ATM Atm Kickback's Backyard Restaurant

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Denison
    County
    Grayson
    State
    Texas
    Longitude
    -96.5507394
    Latitude
    33.7384991

    Nearby Similar for Sale

    • $675,000
      10,850 SF

      Denison Retail Opportunity

      Spacious retail property in a growing North Texas city.
      3000 & 3006 S Woodlawn Boulevard, Denison, TX 75020
      View Details
    • $376,000

      Denison Turnkey Commercial Opportunity

      Fully operational facility in a strategic Denison location.
      1201 W Nelson Street, Denison, TX 75020
      View Details
    • $599,900
      2,432 SF

      Restaurant Opportunity in High-Traffic Area

      Turnkey restaurant with high visibility in a growing commercial corridor.
      1901 W Morton Street, Denison, TX 75020
      View Details
    • $399,000
      1,400 SF

      Prime Corner Retail/Office Opportunity

      Adaptable building on a high-traffic corner near downtown Denison.
      212 N Austin Avenue, Denison, TX 75020
      View Details
    • $449,900

      Restaurant Building with Drive-Through

      Renovated restaurant building with drive-through in Denison, Texas.
      2400 Woodlawn Boulevard, Denison, TX 75020
      View Details
    • $2,203,600
      15,000 SF

      Versatile Industrial Property in Denison

      Industrial property with expansion potential in a growing area.
      613 S Armstrong Avenue, Denison, TX 75020
      View Details
    • $699,000
      3,706 SF

      Renovated Office and Art Studio

      Renovated 1920s building ideal for creative workspace or retail.
      500 W Woodard Street, Denison, TX 75020
      View Details
    • $550,000

      Denison Office Building on Acreage

      12,700 SF office building on 2.38 acres in Denison, TX.
      307 W Coffin Street, Denison, TX 75020
      View Details
    • $799,000

      Downtown Denison Retail Investment Opportunity

      Fully occupied retail building in the heart of downtown Denison.
      431 W Main Street, Denison, TX 75020
      View Details
    • $525,000

      Downtown Denison Office with Parking

      High-visibility office building in downtown Denison with private parking.
      121 S Austin Avenue, Denison, TX 75020
      View Details
    • $1,200,000
      9,000 SF

      Denison Mixed-Use Redevelopment Opportunity

      Two connected buildings in downtown Denison, ideal for hospitality or retail.
      218 W Main Street, Denison, TX 75020
      View Details
    • $849,000

      Historic Denison Building For Sale

      Historic three-story building in Denison, Texas, rich with character.
      1100 S Austin Avenue, Denison, TX 75020
      View Details

    FAQs

    What type of property is this?
    Conventional restaurant - Income-producing restaurant property in Denison, TX, renovated in 2021.
    Where is this conventional restaurant located?
    The property is located at 1721 S Armstrong Avenue Denison, TX.
    What is the asking price?
    The asking price for this property is $1,000,000.
    What are key features of this property?
    This property features: Income‑producing property with tenant in place until May 2027; Tenant pays $7,250 per month; **Completely renovated in 2021**
    (903) 267-1573
    We can help!
    Listing Contact
    Terrin Bertholf
    Real Estate License ID: 0649544
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    1721 S Armstrong Avenue, Denison, TX 75020
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!