Flex Space with
For Sale
$5,400,000
19710 US Highway 377, Whitesboro, TX 76273
CommercialSale, Whitesboro, TX
Property Size21,883 SF
Lot Size11.42 Acres
Price / SF$246.77
Days on Market86
Property Features for 19710 US Highway 377
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Outside City limits
Parking features
Driveway
Subdivision
David Blaylock Add
Lot features
Acreage
Directions
GPS Friendle
Standard status
Active
APN
114954
Lot size
11.42 Acres
Taxes and HOA fees
Tax Description
G-0704 LAMAR M B A-G0704, ACRES 11.419
Tax Annual Amount
26871
Legal Description
G-0704 LAMAR M B A-G0704, ACRES 11.419
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2007
Floors in Building
2
Number of units
4
Flooring type
Concrete
Building materials
MetalSiding, Concrete
Roof type
Metal
Listing Agency:
Elite Living Realty
(214) 506-0634
Listed By:
Joseph Garcia · License #0563138
(214) 725-3348
Added: May 28
Changed: Aug 21
Last Checked: Aug 21 at 7:06PM
MLS# 21235072
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 flex-space property includes approximately 21,883 square feet of warehouse and office improvements. One configuration provides approximately 2,880 SF of warehouse area with approximately 2,880 SF of office space above. The improvements feature metal siding, concrete construction, concrete flooring, central heating and central air, a metal roof, and driveway parking. The property was built in 2007.
Located at 19710 US Highway 377 in Whitesboro, the property sits at the intersection of US Highway 377 and Highway 82. The site offers direct corridor access and combines existing industrial improvements with additional land across two adjacent parcels. The configuration supports warehouse, service, and office uses as described in the property information.
Located at 19710 US Highway 377 in Whitesboro, the property sits at the intersection of US Highway 377 and Highway 82. The site offers direct corridor access and combines existing industrial improvements with additional land across two adjacent parcels. The configuration supports warehouse, service, and office uses as described in the property information.
Key Highlights
- Approximately 21,883 square feet of warehouse and office improvements
- One flex configuration includes approximately 2,880 SF of warehouse space and approximately 2,880 SF of office above
- Positioned at the intersection of US Highway 377 and Highway 82
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 - Industrial property combining warehouse and office configurations with concrete flooring, central HVAC, and driveway parking.
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: Approximately 21,883 square feet of warehouse and office improvements; One flex configuration includes approximately 2,880 SF of warehouse space and approximately 2,880 SF of office above; Positioned at the intersection of US Highway 377 and Highway 82
