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    Downtown Retail Redevelopment Opportunity Title is generated by Realmo AI

    208 N Beaton Street, Corsicana, TX 75110

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    For Sale
    $299,000

    SINGLE_FAMILY - Corsicana, TX

    Type:Retail
    Property size:
    10,000 SF
    Lot size:
    0.24 Acres
    Price / SF:
    $29/SF
    Added:
    Apr 2, 2026
    Days on Market:
    66
    Last Refresh:
    Jun 6 at 1:06 am

    Property Features for 208 N Beaton Street

    General Information

    Property type
    Residential
    Property subtype
    Retail
    Parking features
    Open, Alley, Offsite, On Street, Off Street
    Standard status
    Active
    APN
    40093
    Lot size
    0.24 Acres

    Taxes and HOA fees

    Tax Description
    C0000 CORSICANA BLK 251 LOT 15 & 16 .161 ACRE

    Building Details

    Year built
    1900
    Floors in Building
    1
    Number of units
    2
    Flooring type
    Dirt, Concrete
    Building materials
    Brick

    We can help!

    Listing Contact
    Laci Munn

    Listing agent Laci Munn

    Listing office CENTURY 21 Judge Fite Co. Dallas, TX

    Listing date Apr 2, 2026

    MLS# 21190902

    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.

    HighLights

    • Commercial redevelopment property in downtown Corsicana on N Beaton St
    • Over 10,000 sq. ft. of improvements in shell condition after asbestos abatement (documentation available)
    • Brick construction with mixed flooring: dirt and concrete
    • Part slab foundation on one portion; dirt floor on adjoining section
    • Parking features include open, alley, offsite, on‑street, and off‑street
    • Built in 1900; sold as‑is—buyer to verify zoning and intended use

    Overview

    This redevelopment opportunity offers a largely blank-slate commercial shell condition, following completed asbestos abatement with documentation. The property is presented as-is, providing a clean starting point for renovation or redevelopment. Foundation conditions vary, with a slab foundation on one portion and a dirt floor on an adjoining section, giving investors and operators flexibility to plan improvements based on end use.

    Located in downtown Corsicana on N Beaton St., the site benefits from a busy, high-traffic setting. It sits within walking distance of other businesses, restaurants, and shops, which can support retail or mixed-use concepts that rely on nearby foot traffic and local daytime activity.

    Given the shell state and the need for buyer verification, the property may fit investors, developers, or experienced tenants seeking to reposition a downtown retail asset. The seller has provided documentation of asbestos abatement, but buyers and their agents should verify zoning and intended use prior to moving forward.
    Location Intelligence

    Current Use by Public Records

    Security Finance Loan Service

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Corsicana
    County
    Navarro
    State
    Texas
    Longitude
    -96.464844
    Latitude
    32.094701

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    FAQs

    What type of property is this?
    Retail space - Shell-ready redevelopment site on a high-traffic downtown corridor, sold as-is after documented asbestos abatement.
    Where is this retail space located?
    The property is located at 208 N Beaton Street Corsicana, TX.
    What is the asking price?
    The asking price for this property is $299,000.
    What are key features of this property?
    This property features: Commercial redevelopment property in downtown Corsicana on N Beaton St; Over 10,000 sq. ft. of improvements in shell condition after asbestos abatement (documentation available); Brick construction with mixed flooring: dirt and concrete
    (214) 920-9611
    We can help!
    Listing Contact
    Laci Munn
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    208 N Beaton Street, Corsicana, TX 75110
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