Retail Building with
For Sale
$999,000
220 S Palestine Street, Athens, TX 75751
CommercialSale, Athens, TX
Property Size3,900 SF
Lot Size0.71 Acres
Price / SF$256.15
Days on Market55
Property Features for 220 S Palestine Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
RETAIL
Parking features
Parking Lot
Subdivision
Large Lts
Directions
From downtown Athens: go South on Hwy 19 (S. Palestine St.), property on right
Standard status
Active
APN
33400016002001
Lot size
0.71 Acres
Taxes and HOA fees
Tax Description
AB 782 T PARMER SUR, LARGE LOTS BLK 16 LTS 2,
Tax Annual Amount
12900
Legal Description
AB 782 T PARMER SUR, LARGE LOTS BLK 16 LTS 2,
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Electric, Central Air, Ceiling Fan(s)
Water source
Public
Building Details
Year built
2012
Floors in Building
1
Number of units
2
Flooring type
Concrete
Building materials
MetalSiding, Rock, Stone, Stucco
Roof type
Metal
Listing Agency:
Steve Grant Realty LLC
(903) 675-3503
Listed By:
Trish Mcguffey · License #0472383
(903) 681-3530
Added: Jul 10
Changed: Aug 25
Last Checked: Sep 2 at 8:06AM
MLS# 20898867
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 3,900-square-foot retail building is arranged in two sections: a 1,500-square-foot north side leased to Treehouse Cupcakes and a 2,400-square-foot south side available for occupancy. The property includes concrete parking with drive-through capability and is zoned for retail use. Construction features metal siding, rock, stone, and stucco, with concrete flooring, a metal roof, central air, electric cooling, ceiling fans, and natural gas heat.
Located 2.5 blocks from the courthouse square, the property has 177 feet of frontage on S. Palestine St. and a reported traffic count of 12,379 vehicles daily per TXDOT. It is positioned across from Schlotzsky's, a hardware store, and a furniture store. Public water and sewer serve the site.
Located 2.5 blocks from the courthouse square, the property has 177 feet of frontage on S. Palestine St. and a reported traffic count of 12,379 vehicles daily per TXDOT. It is positioned across from Schlotzsky's, a hardware store, and a furniture store. Public water and sewer serve the site.
Key Highlights
- 3,900 SF retail building with 1,500 SF leased and 2,400 SF available
- Concrete parking area with drive‑through capability
- 177 ft frontage on S. Palestine St.
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
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
864
Businesses Nearby
75k
Monthly Visits Nearby
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?
Retail space - Flexible retail property with concrete parking, drive-through capability, and a combination of leased and available space.
Where is this retail space located?
The property is located at 220 S Palestine Street 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 retail building with 1,500 SF leased and 2,400 SF available; Concrete parking area with drive‑through capability; 177 ft frontage on S. Palestine St.
