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    Blank Canvas Retail or Office Unit Title is generated by Realmo AI

    21891 US Highway 80, Wills Point, TX 75169

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    For Lease
    $2,400 /Mo

    COMMERCIAL - Wills Point, TX

    Type:Retail
    Lot size:
    3.92 Acres
    Added:
    Apr 29, 2026
    Days on Market:
    36
    Last Refresh:
    Jun 3 at 9:06 pm

    Property Features for 21891 US Highway 80

    General Information

    Property type
    Commercial Lease
    Property subtype
    Retail
    Parking features
    Open, Parking Lot
    Standard status
    Active
    APN
    R000039478
    Lot size
    3.92 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 3.920 ABST: 506 SUR: R C MORRIS

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Central
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    2020
    Floors in Building
    1
    Number of units
    1
    Flooring type
    Concrete

    We can help!

    Listing Contact
    Stacey Moore
    Stacey Moore

    Listing agent Stacey Moore License #0678579

    Listing office RE/MAX Landmark Rose Canton, TX

    Listing date Apr 29, 2026

    MLS# 21068838

    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

    • Unit 102 offers 2,400 SF of commercial space directly on State Highway 80
    • Tall ceilings and an open, flexible layout for retail, office, studio, or medical use
    • Blank canvas unit 102 is ready for finish‑out to suit your business needs
    • Year built 2020 with central heating, central air, and concrete flooring
    • Public water and public sewer service available
    • Includes 2 dedicated parking lots with open parking for clients, customers, and staff (Unit 103 also available)

    Overview

    This listing offers a versatile commercial unit (Unit 102) designed as a flexible, unfinished space that can be finished to match a tenant’s needs. The suite features tall ceilings and an open layout that can support a range of business concepts, from retail and office setups to studio or medical uses. The space is presented as a blank canvas, giving occupants the ability to shape interior configuration and build-out to their operational requirements.

    The property is positioned directly on State Highway 80, providing visibility to passing traffic. Unit 102 includes access to two dedicated parking lots, offering ample parking for clients, customers, and staff.

    Unit 102 is a strong fit for tenants seeking a customizable ground-up environment in a highly visible corridor location, as well as for professionals who prefer to control the build-out rather than work around existing improvements. Businesses considering a growth-oriented presence will also appreciate the adaptability of the open plan, with Unit 103 available nearby for those looking to expand into additional private office and restroom space.
    Property Profile Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Restaurant Real Estate Agency Auto Repair Shop Hotel & Motel Storage Facility Discount Store Car Rental Facility (Bike/Boat/Book/etc) Store Veterinary Clinic Tattoo & Piercing Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Wills Point
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.961383
    Latitude
    32.699455

    Nearby Similar for Lease

    • $2,760/Mo

      Versatile Highway-Front Office Suite

      Unit 103 offers tall ceilings, private offices, and flexible buildout potential with dedicated parking off State Highway 80.
      21891 US Hwy 80, Wills Point, TX 75169
      View Details
    • $9,990/Mo
      28,836 SF

      Highway Frontage Commercial Property

      High-visibility commercial property with direct highway frontage and flexible use.
      25699 Interstate 20, Wills Point, TX 75169
      View Details
    • $2,760/Mo
      2,400 SF

      Highway Frontage Commercial Space

      Versatile commercial space with high visibility and ample parking.
      21891 Us Hwy 80, Wills Point, TX 75169
      View Details
    • $4,500/Mo

      Historic Retail-Flex Building

      Divided retail-flex building offers flexible suite options and strong Highway 80 visibility for retail and small office users.
      109 N 5th Street, Wills Point, TX 75169
      View Details

    FAQs

    What type of property is this?
    Retail space - Flexible high-ceiling suite with dedicated parking on State Highway 80 for retail, office, or medical use.
    Where is this retail space located?
    The property is located at 21891 US Highway 80 Wills Point, TX.
    What is the lease rate?
    The lease rate is $2,400 /Mo.
    What are key features of this property?
    This property features: Unit 102 offers 2,400 SF of commercial space directly on State Highway 80; Tall ceilings and an open, flexible layout for retail, office, studio, or medical use; Blank canvas unit 102 is ready for finish‑out to suit your business needs
    (972) 524-2525
    We can help!
    Listing Contact
    Stacey Moore
    Stacey Moore
    Real Estate License ID: 0678579
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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.

    More about this property
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