Downtown Restaurant and Warehouse
For Sale
$1,200,000
218 W Main Street, Denison, TX 75020
Two connected downtown buildings offer a restaurant space with kitchen and an adjoining open warehouse-style area with an unfinished loft above.
Property Size9,000 SF
Price / SF$133.33
Days on Market50
Property Features for 218 W Main Street
General Information
Standard status
Active
Size
9,000 SF
Property subtype
Business
Taxes and HOA fees
Annual Taxes
$12,008
Building Details
Building Size
9,000 SF
Year Built
1900
Listing Agency:
Bertholf Commercial Real Estate
Listed By:
Evan Ramsey · License #845775-SA
(903) 267-1573
Source:
Texasliferealestate
Added: Jul 25
Changed: Sep 7
Last Checked: Sep 12 at 8:26AM
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 Bertholf Commercial Real Estate
Investment Insights
Based on property information with market context.
This property includes two connected buildings totaling approximately 9,000 square feet, offering a mix of open warehouse-style space and hospitality-ready improvements. The larger area is configured with an open, warehouse-style layout and industrial character, with flexibility for a range of uses. The adjoining space is set up for hospitality, including an existing bar area, dining room, and a commercial kitchen, along with two restrooms.
Above the restaurant space is an unfinished loft area that could support additional future buildout or storage. The buildings are positioned along the highly visible 200 block of a Main Street corridor with surrounding downtown activity.
Overall, the configuration combines a hospitality-focused layout with an adjacent flexible industrial-style space, supported by existing kitchen infrastructure and additional room upstairs.
Above the restaurant space is an unfinished loft area that could support additional future buildout or storage. The buildings are positioned along the highly visible 200 block of a Main Street corridor with surrounding downtown activity.
Overall, the configuration combines a hospitality-focused layout with an adjacent flexible industrial-style space, supported by existing kitchen infrastructure and additional room upstairs.
Key Highlights
- Two connected downtown Denison buildings totaling approx. 9,000 SF with historic Main Street frontage (200 block).
- Approx. 3,000 SF hospitality space with existing bar area, dining room, and commercial kitchen infrastructure.
- Approx. 6,000 SF open warehouse‑style area with flexible layout and industrial character for events or production use.
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
$46,884
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
3.91%
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%
$937,680
$937.7K
Cap Rate 7%
$669,771
$669.8K
Cap Rate 9%
$520,933
$520.9K
Market Conditions
NOI Build-Up for 9,000 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
$73.4K $8.16/SF
− Vacancy
−$6.5K −$0.72/SF
EGI
$67.0K $7.44/SF
− OpEx
−$20.1K −$2.23/SF
NOI
$46.9K $5.21/SF
Area
Grayson County, TX
Vacancy
8.80%
Lease Rate
$8.16 /SF/Yr
Expense Ratio
30.00%
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%
$937,680
Cap Rate 7%
$669,771
Cap Rate 9%
$520,933
Alternative Uses
Best Use
Specialty Retail
$2.29M
$2.00M – $2.67M
NOI $160,056 @ 7.0% cap · market cap 13.34%
Second Best
Industrial
$669.8K
$586.1K – $781.4K
NOI $46,884 @ 7.0% cap · market cap 3.91%
Theoretical Best
Hotel Hospitality
$4.62M
$4.04M – $5.39M
NOI $323,190 @ 7.0% cap · market cap 26.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
858
Businesses Nearby
Under-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial 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?
Conventional restaurant - Two connected downtown buildings offer a restaurant space with kitchen and an adjoining open warehouse-style area with an unfinished loft above.
Where is this conventional restaurant located?
The property is located at 218 W Main Street Denison, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Two connected downtown Denison buildings totaling approx. 9,000 SF with historic Main Street frontage (200 block).; Approx. 3,000 SF hospitality space with existing bar area, dining room, and commercial kitchen infrastructure.; Approx. 6,000 SF open warehouse‑style area with flexible layout and industrial character for events or production use.
