Four-Bay Car
For Sale
$690,000
1859 Beasley Boulevard, Whitewright, TX 75491
Touchless and self-serve washing with vacuum stations, drying space, and an additional leased vending station.
Property Size2,000 SF
Days on Market8
Property Features for 1859 Beasley Boulevard
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Commercial
Zoning
Commercial (C2)
Site & Location
Traffic Count
8,539 vehicles/day
Highway Access
Yes
Road Access
Yes
Additional Details
Car Wash Bays
4
Amenities
touchless automatic wash
self-serve bays
vacuum stations
covered awning
ice and filtered water vending station
Building Details
Building Size
2,000 SF
Year Built
2002
Year Renovated
2019
Units
1
Listing Agency:
Sudderth Real Estate, Inc.
(903) 996-2310
Listed By:
Rex Womack · License #0700385
(903) 996-2310
Source:
Vickiesteam
Added: Aug 25
Changed: Aug 30
Last Checked: Aug 31 at 5:10PM
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 Sudderth Real Estate, Inc.
Investment Insights
Based on property information with market context.
This car wash at 1859 Beasley Boulevard includes four wash bays: one touchless automatic bay and three self-serve bays fitted with foam brushes and high-pressure wands. Four vacuum stations and a covered awning provide dedicated space for drying and detailing. The property was expanded and modernized in 2019, and it carries Commercial (C2) zoning.
Frontage along both US Highway 69 and Beasley Blvd provides access from each roadway. A 2024 TxDOT count records approximately 8, 539 vehicles per day. The site also includes a leased self-serve ice and filtered water vending station on the northwest side, with a separate access point from Beasley Blvd. The property is located in Whitewright, Texas, within Grayson County.
Frontage along both US Highway 69 and Beasley Blvd provides access from each roadway. A 2024 TxDOT count records approximately 8, 539 vehicles per day. The site also includes a leased self-serve ice and filtered water vending station on the northwest side, with a separate access point from Beasley Blvd. The property is located in Whitewright, Texas, within Grayson County.
Key Highlights
- Four total wash bays with one touchless automatic bay and three self‑serve bays
- Three self‑serve bays include foam brushes and high‑pressure wands
- Four vacuum stations plus a covered awning for drying and detailing
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
$35,568
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
5.15%
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%
$711,360
$711.4K
Cap Rate 7%
$508,114
$508.1K
Cap Rate 9%
$395,200
$395.2K
Market Conditions
NOI Build-Up for 2,000 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
$49.9K $24.96/SF
− Vacancy
−$2.5K −$1.25/SF
EGI
$47.4K $23.71/SF
− OpEx
−$11.9K −$5.93/SF
NOI
$35.6K $17.78/SF
Area
Grayson County, TX
Vacancy
5.00%
Lease Rate
$24.96 /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%
$711,360
Cap Rate 7%
$508,114
Cap Rate 9%
$395,200
Alternative Uses
Best Use
Specialty Retail
$508.1K
$444.6K – $592.8K
NOI $35,568 @ 7.0% cap · market cap 5.15%
Second Best
Retail
$474.2K
$415.0K – $553.3K
NOI $33,197 @ 7.0% cap · market cap 4.81%
Theoretical Best
Hotel Hospitality
$1.03M
$897.8K – $1.20M
NOI $71,820 @ 7.0% cap · market cap 10.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8,539 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 75491, TX
5,148
Population
2,353
Households
2.2
Avg Household Size
43
Median Age
26%
College-Educated
91%
High-School Grad
98.6 sq mi
ZIP Area
52
Density / Sq Mi
$71,774
Median Household Income
$48,813
Median Earnings
$881
Median Rent
$239,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Car wash - Touchless and self-serve washing with vacuum stations, drying space, and an additional leased vending station.
Where is this car wash located?
The property is located at 1859 Beasley Boulevard Whitewright, TX.
What is the asking price?
The asking price for this property is $690,000.
What are key features of this property?
This property features: Four total wash bays with one touchless automatic bay and three self‑serve bays; Three self‑serve bays include foam brushes and high‑pressure wands; Four vacuum stations plus a covered awning for drying and detailing
