Building Details

Year Built 1969

Listing Agency: Fathom Realty, LLC

Listed By: Kelsey Garcia Show Phone

Source: Shopamarillohomes

Added: Jul 7 Changed: Aug 21 Last Checked: Aug 24 at 3:36AM

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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 Fathom Realty, LLC

Investment Insights

Based on property information with market context.

This property offers a sizable 106x50 shop along with a redesigned home on 3.6 acres. The shop includes dedicated offices, a kitchen, a bathroom, workspace, and carport parking. The home features four bedrooms, three bathrooms, and a large basement that may serve as a second living area or a 4th bedroom, with the basement not included in the stated square footage.

Additional exterior improvements include a newer roof installed in 2022 and a well installed in 2023. Interior updates include new flooring and paint, along with a custom kitchen featuring granite countertops, high-end appliances, and custom bathrooms. Outdoor living is supported by a spacious back patio with a large gable, an outdoor kitchen, and a tall privacy fence, plus a front pergola.

The basement area is noted as not included in the square footage. An option is also available to purchase the house with 1 acre only.

Key Highlights

• 3.6‑acre property with a 106x50 shop featuring offices, kitchen, bathroom, workspace, and carport parking
• Home offers 4 bedrooms and 3 bathrooms with a large basement that can be used as a second living area or 4th bedroom (not included in square footage)
• Custom kitchen with granite countertops and high‑end appliances

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

$18,981

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

2.88%

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%

$379,620 $379.6K

Cap Rate 7%

$271,157 $271.2K

Cap Rate 9%

$210,900 $210.9K

Market Conditions

NOI Build-Up for 2,645 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

$31.7K $12.00/SF

− Vacancy

−$2.5K −$0.96/SF

EGI

$29.2K $11.04/SF

− OpEx

−$10.2K −$3.86/SF

NOI

$19.0K $7.18/SF

Area

Carson County, TX

Vacancy

8.00%

Lease Rate

$12.00 /SF/Yr

Expense Ratio

35.00%

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%

$379,620

Cap Rate 7%

$271,157

Cap Rate 9%

$210,900

Alternative Uses

Best Use

Flex RnD

$271.2K

$237.3K – $316.4K (±1% cap)

NOI $18,981 @ 7.0% cap · market cap 2.88%

Second Best

Industrial

$227.3K

$198.9K – $265.2K (±1% cap)

NOI $15,914 @ 7.0% cap · market cap 2.41%

Theoretical Best

Office A

$590.5K

$516.7K – $689.0K (±1% cap)

NOI $41,338 @ 7.0% cap · market cap 6.26%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Location Intelligence

Trade Area within ½ mile

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 79039, TX

772

Population

370

Households

2.1

Avg Household Size

43

Median Age

18%

College-Educated

91%

High-School Grad

227.5 sq mi

ZIP Area

3

Density / Sq Mi

$83,068

Median Household Income

$55,568

Median Earnings

$875

Median Rent

$119,000

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this flex space located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Flex space - A large 106x50 shop with offices, kitchen, bathroom, workspace, and carport parking on 3.6 acres for sale.

Where is this flex space located?

The property is located at 199 County Road Bb Groom, TX.

What is the asking price?

The asking price for this property is $660,000.

What are key features of this property?

This property features: 3.6‑acre property with a 106x50 shop featuring offices, kitchen, bathroom, workspace, and carport parking; Home offers 4 bedrooms and 3 bathrooms with a large basement that can be used as a second living area or 4th bedroom (not included in square footage); Custom kitchen with granite countertops and high‑end appliances