Retail Storefront with
For Sale
$999,000
220 S Palestine St, Athens, TX 75751
Commercial Sale, Athens, TX
Property Size3,900 SF
Lot Size0.78 Acres
Price / SF$256.15
Days on Market513
Property Features for 220 S Palestine St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Retail
Subdivision
Henderson
Standard status
Active
APN
3340.0016.0020.01
Size
3,900 SF
Lot size
0.78 Acres
Taxes and HOA fees
Tax Description
Lots 2,3,4B, Block 16, Large Lots
Legal Description
Lots 2,3,4B, Block 16, Large Lots
Building Details
Year built
2012
Listing Agency:
Steve Grant Real Estate, LLC.
(903) 675-3503
Listed By:
Patricia McGuffey
(903) 681-3530
Added: Apr 8, 2025
Changed: Aug 25
Last Checked: Sep 2 at 9:06AM
MLS# 108743
Copyright © 2026 Henderson County Board of REALTORS®. 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 3,900-square-foot storefront property, completed in 2012, is divided into two sections. The north portion contains 1,500 square feet and is occupied by Treehouse Cupcakes, while the south side provides 2,400 square feet of available space. Concrete parking and drive-through capability support a range of retail and service configurations. The property is zoned for retail use and has a 0.78-acre site measuring 30,840 square feet.
The building fronts 177 feet along S. Palestine St. and records a daily traffic count of 12,379 according to TXDOT. It is positioned 2.5 blocks from the courthouse square and across from Schlotzsky's, a hardware store, and a furniture store. The property previously accommodated two restaurants, adding to its existing commercial layout and use history.
The building fronts 177 feet along S. Palestine St. and records a daily traffic count of 12,379 according to TXDOT. It is positioned 2.5 blocks from the courthouse square and across from Schlotzsky's, a hardware store, and a furniture store. The property previously accommodated two restaurants, adding to its existing commercial layout and use history.
Key Highlights
- 3,900 SF storefront building completed in 2012
- 1,500 SF north section occupied by Treehouse Cupcakes
- 2,400 SF south section available for occupancy
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
$53,506
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
5.36%
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%
$1,070,120
$1.1M
Cap Rate 7%
$764,371
$764.4K
Cap Rate 9%
$594,511
$594.5K
Market Conditions
NOI Build-Up for 3,900 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
$78.2K $20.04/SF
− Vacancy
−$1.7K −$0.44/SF
EGI
$76.4K $19.60/SF
− OpEx
−$22.9K −$5.88/SF
NOI
$53.5K $13.72/SF
Area
Henderson County, TX
Vacancy
2.20%
Lease Rate
$20.04 /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%
$1,070,120
Cap Rate 7%
$764,371
Cap Rate 9%
$594,511
Alternative Uses
Best Use
Retail
$764.4K
$668.8K – $891.8K
NOI $53,506 @ 7.0% cap · market cap 5.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.37M
$1.20M – $1.60M
NOI $96,034 @ 7.0% cap · market cap 9.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12,379 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
864
Businesses Nearby
75k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 51%
Dining 34%
Groceries 12%
Electronics 4%
Taco Bell
Dining
17,318 visits/mo
0.2 miles
Exxon
Shops & Services
12,106 visits/mo
0.2 miles
Piggly Wiggly
Groceries
8,693 visits/mo
0.4 miles
Family Dollar
Shops & Services
6,605 visits/mo
0.4 miles
Cinnabon
Dining
4,645 visits/mo
0.1 miles
Demographics for 75751, TX
17,100
Population
7,432
Households
2.3
Avg Household Size
39
Median Age
20%
College-Educated
85%
High-School Grad
180.4 sq mi
ZIP Area
95
Density / Sq Mi
$71,524
Median Household Income
$31,897
Median Earnings
$1,063
Median Rent
$205,200
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?
Storefront property - Retail zoning and concrete parking support drive-through operations.
Where is this storefront property located?
The property is located at 220 S Palestine St Athens, TX.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: 3,900 SF storefront building completed in 2012; 1,500 SF north section occupied by Treehouse Cupcakes; 2,400 SF south section available for occupancy
