Fuel Distribution
For Sale
$350,000
2190 S Church Street, Paris, TX 75460
CommercialSale, Paris, TX
Property Size4,064 SF
Lot Size1.13 Acres
Price / SF$86.12
Days on Market255
Property Features for 2190 S Church Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Parking features
Parking Lot, Driveway, Gated, Open, Garage
Security features
Security
Subdivision
City Of Paris
Directions
Go south on S. Church Street next to the Valero Convenient Store. Sign in front.
Standard status
Active
APN
71868
Lot size
1.13 Acres
Taxes and HOA fees
Tax Description
CITY OF PARIS, BLOCK 170-A, LOT PT OF 11, ACR
Tax Annual Amount
2278
Legal Description
CITY OF PARIS, BLOCK 170-A, LOT PT OF 11, ACR
Utilities
Sewer type
Public Sewer
Heating system
Space Heater
Cooling system
Central Air
Water source
Public
Building Details
Year built
1974
Floors in Building
1
Number of units
1
Flooring type
Carpet, Concrete, Linoleum
Building materials
Brick, MetalSiding
Roof type
Metal
Listing Agency:
Keller Williams Legacy · Keller Williams Realty
(972) 599-7000
Listed By:
Chad Stephens · License #0434869
(972) 599-7000
Added: Dec 18, 2025
Changed: Aug 25
Last Checked: Aug 30 at 1:06AM
MLS# 21126694
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.
Investment Insights
Based on property information with market context.
This distribution facility combines office and breakroom space with warehouse and shop areas, supporting a range of industrial operations. Loading access includes two dock-height overhead doors and two grade-level overhead doors. The property also includes a gated entrance, chain-link fencing, gravel parking, and open maneuvering space for trucks. Construction includes brick and metal siding, with a metal roof, concrete flooring in some areas, central air, and public water and sewer service.
A fueling platform with six above-ground tanks and pumps is included in the sale, although the equipment may be excluded if preferred. The property is located at 2190 S Church Street in Paris, Texas, along a four-lane thoroughfare with a turning lane. It currently produces rental income, and tenants may vacate upon notice. The facility may also be acquired with two additional properties, including a distribution headquarters and a self-service fuel station.
A fueling platform with six above-ground tanks and pumps is included in the sale, although the equipment may be excluded if preferred. The property is located at 2190 S Church Street in Paris, Texas, along a four-lane thoroughfare with a turning lane. It currently produces rental income, and tenants may vacate upon notice. The facility may also be acquired with two additional properties, including a distribution headquarters and a self-service fuel station.
Key Highlights
- Fueling platform with six above‑ground tanks and pumps; equipment may be excluded
- Two dock‑height overhead doors and two grade‑level overhead doors
- Gated entrance with chain‑link fencing
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
$25,190
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
7.20%
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%
$503,800
$503.8K
Cap Rate 7%
$359,857
$359.9K
Cap Rate 9%
$279,889
$279.9K
Market Conditions
NOI Build-Up for 4,064 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
$32.7K $8.04/SF
− Vacancy
−$3.0K −$0.75/SF
EGI
$29.6K $7.29/SF
− OpEx
−$4.4K −$1.09/SF
NOI
$25.2K $6.20/SF
Area
Lamar County, TX
Vacancy
9.30%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
15.00%
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%
$503,800
Cap Rate 7%
$359,857
Cap Rate 9%
$279,889
Alternative Uses
Best Use
Warehouse
$359.9K
$314.9K – $419.8K
NOI $25,190 @ 7.0% cap · market cap 7.20%
Second Best
Industrial
$296.4K
$259.3K – $345.8K
NOI $20,745 @ 7.0% cap · market cap 5.93%
Theoretical Best
Hotel Hospitality
$3.06M
$2.68M – $3.57M
NOI $214,274 @ 7.0% cap · market cap 61.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Dock-high doors
2
Drive-in doors
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
72
Businesses Nearby
Explore this area
Business Placement
Demographics for 75460, TX
22,925
Population
11,210
Households
2
Avg Household Size
38
Median Age
17%
College-Educated
88%
High-School Grad
101.9 sq mi
ZIP Area
225
Density / Sq Mi
$44,241
Median Household Income
$30,546
Median Earnings
$895
Median Rent
$123,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Distribution center - Gated industrial facility with dock and grade-level loading, fenced grounds, and optional above-ground fueling equipment.
Where is this distribution center located?
The property is located at 2190 S Church Street Paris, TX.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Fueling platform with six above‑ground tanks and pumps; equipment may be excluded; Two dock‑height overhead doors and two grade‑level overhead doors; Gated entrance with chain‑link fencing
