Flex Industrial
For Sale
$5,400,000
19710 Us Highway 377, Whitesboro, TX 76273
Two adjacent parcels combine functional improvements with substantial land for industrial, service, or office operations.
Property Size21,883 SF
Lot Size14.58 Acres
Price / SF$246.77
Days on Market29
Property Features for 19710 Us Highway 377
General Information
Standard status
Active
Size
21,883 SF
Lot size
14.58 Acres
Property subtype
Commercial
Zoning
Outside City limits
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
21,883 SF
Year Built
2007
Stories
2
Units
4
Listing Agency:
Elite Living Realty
(214) 725-3348
Listed By:
Joseph Garcia · License #0563138
(214) 725-3348
Source:
1111brokerage
Added: Aug 1
Changed: Aug 29
Last Checked: Aug 14 at 7:08AM
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 Elite Living Realty
Investment Insights
Based on property information with market context.
This flex industrial property includes two adjacent parcels totaling ±14.58 acres, with ±21,883 square feet of warehouse and office improvements on the primary tract. The buildings provide a combination of industrial and office configurations, including a flex area with ±2,880 SF of warehouse space and ±2,880 SF of office space above. The improvements were built in 2007.
The property has frontage along US Hwy 377 and sits at the intersection of US Hwy 377 and Hwy 82 in Whitesboro. Its layout combines existing functional space with additional land across the two-parcel holding, supporting current industrial, service, or office use while retaining room for expansion or future redevelopment.
The property has frontage along US Hwy 377 and sits at the intersection of US Hwy 377 and Hwy 82 in Whitesboro. Its layout combines existing functional space with additional land across the two-parcel holding, supporting current industrial, service, or office use while retaining room for expansion or future redevelopment.
Key Highlights
- ±14.58‑acre holding comprising two adjacent parcels
- ±21,883 SF of warehouse and office improvements on the primary tract
- Flex area includes ±2,880 SF warehouse space with ±2,880 SF of office above
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
$366,038
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
6.78%
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%
$7,320,760
$7.3M
Cap Rate 7%
$5,229,114
$5.2M
Cap Rate 9%
$4,067,089
$4.1M
Market Conditions
NOI Build-Up for 21,883 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
$672.2K $30.72/SF
− Vacancy
−$184.2K −$8.42/SF
EGI
$488.1K $22.30/SF
− OpEx
−$122.0K −$5.58/SF
NOI
$366.0K $16.73/SF
Area
Grayson County, TX
Vacancy
27.40%
Lease Rate
$30.72 /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%
$7,320,760
Cap Rate 7%
$5,229,114
Cap Rate 9%
$4,067,089
Alternative Uses
Best Use
Office B
$5.23M
$4.58M – $6.10M
NOI $366,038 @ 7.0% cap · market cap 6.78%
Second Best
Warehouse
$1.98M
$1.73M – $2.31M
NOI $138,424 @ 7.0% cap · market cap 2.56%
Theoretical Best
Hotel Hospitality
$11.23M
$9.82M – $13.10M
NOI $785,819 @ 7.0% cap · market cap 14.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76273, TX
9,857
Population
4,182
Households
2.4
Avg Household Size
43
Median Age
20%
College-Educated
92%
High-School Grad
206.9 sq mi
ZIP Area
48
Density / Sq Mi
$80,244
Median Household Income
$41,441
Median Earnings
$1,171
Median Rent
$234,400
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?
Flex space - Two adjacent parcels combine functional improvements with substantial land for industrial, service, or office operations.
Where is this flex space located?
The property is located at 19710 Us Highway 377 Whitesboro, TX.
What is the asking price?
The asking price for this property is $5,400,000.
What are key features of this property?
This property features: ±14.58‑acre holding comprising two adjacent parcels; ±21,883 SF of warehouse and office improvements on the primary tract; Flex area includes ±2,880 SF warehouse space with ±2,880 SF of office above
