Hard-Corner Commercial
For Sale
$399,000
212 N Austin Ave, Denison, TX 75020
Hard-corner development site with an existing flexible interior shell and visibility along Austin Avenue.
Property Size1,400 SF
Price / SF$285
Days on Market45
Property Features for 212 N Austin Ave
General Information
Standard status
Active
Size
1,400 SF
Building Details
Year Built
1965
Listing Agency:
Legacy & Co. Real Estate LLC
(972) 771-6970
Listed By:
Justin Holland · License #0560450
Source:
Yourdavisteam
Added: Jul 17
Changed: Aug 28
Last Checked: Aug 29 at 12:04PM
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 Legacy & Co. Real Estate LLC
Investment Insights
Based on property information with market context.
This commercial land offering includes a 21,000-square-foot hard-corner site centered on a building with a flexible interior shell. The existing structure measures 1,400 square feet and provides an adaptable starting point for redevelopment or occupancy. The property information identifies potential concepts including retail, a coffee shop, and a creative studio.
Located at 212 N Austin Avenue, the site records daily traffic exceeding 6,400 vehicles and sits two blocks from Main Street. It is positioned within downtown Denison’s historic district, which received the 2025 Great American Main Street Award.
Located at 212 N Austin Avenue, the site records daily traffic exceeding 6,400 vehicles and sits two blocks from Main Street. It is positioned within downtown Denison’s historic district, which received the 2025 Great American Main Street Award.
Key Highlights
- 21,000‑square‑foot hard‑corner commercial site
- Existing 1,400‑square‑foot building with flexible interior shell
- Daily traffic count exceeding 6,400 vehicles on Austin Avenue
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
$24,898
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
6.24%
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%
$497,960
$498.0K
Cap Rate 7%
$355,686
$355.7K
Cap Rate 9%
$276,644
$276.6K
Market Conditions
NOI Build-Up for 1,400 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
$34.9K $24.96/SF
− Vacancy
−$1.7K −$1.25/SF
EGI
$33.2K $23.71/SF
− OpEx
−$8.3K −$5.93/SF
NOI
$24.9K $17.78/SF
Area
Grayson County, TX
Vacancy
5.00%
Lease Rate
$24.96 /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%
$497,960
Cap Rate 7%
$355,686
Cap Rate 9%
$276,644
Alternative Uses
Best Use
Specialty Retail
$355.7K
$311.2K – $415.0K
NOI $24,898 @ 7.0% cap · market cap 6.24%
Second Best
Retail
$332.0K
$290.5K – $387.3K
NOI $23,238 @ 7.0% cap · market cap 5.82%
Theoretical Best
Hotel Hospitality
$718.2K
$628.4K – $837.9K
NOI $50,274 @ 7.0% cap · market cap 12.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
783
Businesses Nearby
Explore this area
Business Placement
Demographics for 75020, TX
23,782
Population
10,802
Households
2.2
Avg Household Size
42
Median Age
19%
College-Educated
90%
High-School Grad
61.0 sq mi
ZIP Area
390
Density / Sq Mi
$66,308
Median Household Income
$38,656
Median Earnings
$1,136
Median Rent
$187,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Hard-corner development site with an existing flexible interior shell and visibility along Austin Avenue.
Where is this commercial land located?
The property is located at 212 N Austin Ave Denison, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 21,000‑square‑foot hard‑corner commercial site; Existing 1,400‑square‑foot building with flexible interior shell; Daily traffic count exceeding 6,400 vehicles on Austin Avenue
