Day Care Property with Flex
For Sale
$895,000
1905 E Price Street, Paris, TX 75460
CommercialSale, Paris, TX
Property Size11,000 SF
Lot Size1.07 Acres
Price / SF$81.36
Days on Market127
Property Features for 1905 E Price Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Residential Multi-Family
Parking features
Driveway, Carport
Accessibility
Accessible Approach with Ramp
Subdivision
City Of Paris
Lot features
Backs To Greenbelt Park, Landscaped, Few Trees
Directions
From US 82 into Paris, take NE Loop 286 to the FM 195 20th St NE exit. Follow FM 195 to the ramp to US 271 N, merge onto Summit Ave, turn left onto E Price St-105 E Price St is on the left.
Standard status
Active
APN
22040
Lot size
1.07 Acres
Taxes and HOA fees
Tax Description
CITY OF PARIS,BLOCK 220-A,LOT 9-A & 6,1905 E PRICE
Tax Annual Amount
21206
Legal Description
CITY OF PARIS,BLOCK 220-A,LOT 9-A & 6,1905 E PRICE
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
12 private rooms with full baths
office areas
commercial kitchen
laundry
multiple flex spaces
Building Details
Year built
1960
Floors in Building
1
Number of units
12
Flooring type
Vinyl
Building materials
Brick
Roof type
Composition
Listing Agency:
EXP REALTY
(888) 519-7431
Listed By:
Shannon Miles · License #0734748
(888) 519-7431
Added: Apr 20
Changed: Aug 21
Last Checked: Aug 24 at 8:06AM
MLS# 21093623
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 1.068-acre property in Paris is a former daycare facility with a practical mix of private and shared spaces. The layout includes 12 private rooms with full baths, offices, a commercial kitchen, laundry facilities, and additional flex areas. Brick construction, vinyl flooring, central air, electric heating, public water, and public sewer are in place, along with driveway and carport parking and an accessible ramped approach.
The property is within a Multi-Family Dwelling District and has frontage along two roads. Its location near downtown, shopping, and medical centers places it within an established part of the community. The existing configuration has been identified for possible multi-family conversion, co-working, flex offices, medical or wellness services, senior-focused services, group lodging, or community training. The property is also in a Texas Opportunity Zone, and current income supports an estimated 10% cap rate.
The property is within a Multi-Family Dwelling District and has frontage along two roads. Its location near downtown, shopping, and medical centers places it within an established part of the community. The existing configuration has been identified for possible multi-family conversion, co-working, flex offices, medical or wellness services, senior-focused services, group lodging, or community training. The property is also in a Texas Opportunity Zone, and current income supports an estimated 10% cap rate.
Key Highlights
- 1.068‑acre property with frontage along two roads
- Former daycare layout with 12 private rooms and full baths
- Commercial kitchen, laundry area, offices, and multiple flex spaces
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
$56,151
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
6.27%
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%
$1,123,020
$1.1M
Cap Rate 7%
$802,157
$802.2K
Cap Rate 9%
$623,900
$623.9K
Market Conditions
NOI Build-Up for 11,000 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
$88.4K $8.04/SF
− Vacancy
−$8.2K −$0.75/SF
EGI
$80.2K $7.29/SF
− OpEx
−$24.1K −$2.19/SF
NOI
$56.2K $5.10/SF
Area
Lamar County, TX
Vacancy
9.30%
Lease Rate
$8.04 /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%
$1,123,020
Cap Rate 7%
$802,157
Cap Rate 9%
$623,900
Alternative Uses
Best Use
Industrial
$802.2K
$701.9K – $935.9K
NOI $56,151 @ 7.0% cap · market cap 6.27%
Second Best
Flex RnD
$744.9K
$651.8K – $869.0K
NOI $52,140 @ 7.0% cap · market cap 5.83%
Theoretical Best
Hotel Hospitality
$8.29M
$7.25M – $9.67M
NOI $579,975 @ 7.0% cap · market cap 64.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
662
Businesses Nearby
Balanced
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.
Similar Off Market Nearby
- Blossoms Blooms Learning Center — 1905 E Price St, Paris, TX 75460
- The Home Place Of Paris — 115 27th St NE, Paris, TX 75460
- Kiddie Korner Preschool — 804 12th St NE, Paris, TX 75460
- Little Rascals Childcare — 2240 Clarksville St, Paris, TX 75460
- Lamar County Head Start — 1350 6th NE, Paris, TX 75460
Frequently Asked Questions
What type of property is this?
Day care center - Former daycare with private rooms, support areas, and dual road frontage on a multi-acre commercial site.
Where is this day care center located?
The property is located at 1905 E Price Street Paris, TX.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 1.068‑acre property with frontage along two roads; Former daycare layout with 12 private rooms and full baths; Commercial kitchen, laundry area, offices, and multiple flex spaces
