Distribution Center with Loading
For Sale
$350,000
2190 S Church Street, Paris, TX 75460
Four overhead doors support dock-height and ground-level loading.
Property Size4,064 SF
Lot Size1.13 Acres
Price / SF$86.12
Days on Market51
Property Features for 2190 S Church Street
General Information
Standard status
Active
Size
4,064 SF
Lot size
1.13 Acres
Property subtype
Commercial
Zoning
Commercial
Financials
Gross Income
$36,600
Business Included
Yes
Site & Location
Road Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Dock-High Doors
2
Drive-In Doors
2
Building Details
Building Size
4,064 SF
Year Built
1974
Buildings
1
Stories
1
Units
1
Listing Agency:
Keller Williams Legacy
(903) 905-1640
Listed By:
Chad Stephens · License #0434869
(903) 905-1640
Source:
Fullhouserealtytx
Added: Jul 10
Changed: Aug 29
Last Checked: Aug 19 at 9:33AM
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 Keller Williams Legacy
Investment Insights
Based on property information with market context.
This distribution center occupies a 1.13-acre site and contains approximately 4,064 square feet. The building includes around 900 square feet of office and breakroom space, with the balance arranged as warehouse and shop areas. Loading capacity includes two dock-height overhead doors and two grade-level ground-load overhead doors. A gated entrance, chain-link fencing, and gravel parking area support secured access, truck parking, and vehicle maneuvering.
The property fronts S. Church Street in Paris, Texas, along a four-lane thoroughfare with a turning lane. The sale includes a fueling platform with six above-ground fuel tanks and pumps, subject to exclusion if preferred. The property is currently leased and generates rental income, with tenants able to vacate upon notice.
The property fronts S. Church Street in Paris, Texas, along a four-lane thoroughfare with a turning lane. The sale includes a fueling platform with six above-ground fuel tanks and pumps, subject to exclusion if preferred. The property is currently leased and generates rental income, with tenants able to vacate upon notice.
Key Highlights
- 1.13‑acre site along S. Church Street in Paris, Texas
- Approximately 4,064 SF building with around 900 SF of office and breakroom space
- Two dock‑height overhead doors and two grade‑level ground‑load overhead doors
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
Turnkey business
Opportunity
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Distribution center - Four overhead doors support dock-height and ground-level loading.
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: 1.13‑acre site along S. Church Street in Paris, Texas; Approximately 4,064 SF building with around 900 SF of office and breakroom space; Two dock‑height overhead doors and two grade‑level ground‑load overhead doors
