Updated Commercial Building on
For Sale
Contact for pricing
Pending
2301 N Main St., Paris, TX 75460
8,077 SF updated building on over 2 acres.
Property Size8,077 SF
Lot Size2.00 Acres
Days on Market177
Property Features for 2301 N Main St.
General Information
Standard status
Pending
Size
8,077 SF
Lot size
2.00 Acres
Property subtype
Industrial
Zoning
Light Commercial
Building Details
Year Built
1940
Year Renovated
2020
Buildings
1
Stories
1
Units
1
Listing Agency:
Janet Martin Realty.
(903) 885-1234
Listed By:
Janet Martin · License #0479952
Source:
Crexi
Added: Feb 16
Changed: Aug 8
Last Checked: Aug 8 at 2:38PM
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 Janet Martin Realty.
Investment Insights
Based on property information with market context.
This updated 8,077 square foot building is situated on over 2 acres. The property is located near the intersection of Highway 271 and Loop 286, which sees an average of over 13,000 vehicles daily. The property is zoned light commercial (L1), allowing for many different uses. The building features high ceilings and an updated HVAC system that was replaced in 2020. Electrical systems were also updated in 2020 to meet local and state codes. Natural gas, sewer, and water are connected. The property offers ample parking in front of the building, plus over 1 acre of additional parking. The large lot is graveled and fenced, with a gate at the front. The location on Main Street offers opportunities for retail, office, warehouse, or investment purposes. The property provides room for parking, equipment, trucks, and storage, with additional space for businesses to increase revenue.
Key Highlights
- High‑traffic location near Hwy 271 & Loop 286 with 13,000+ daily vehicles
- Large 8077 sq ft updated building on over 2 acres**
- Ample parking, including over 1 acre of additional parking
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
$50,065
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
7.71%
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%
$1,001,300
$1.0M
Cap Rate 7%
$715,214
$715.2K
Cap Rate 9%
$556,278
$556.3K
Market Conditions
NOI Build-Up for 8,077 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
$64.9K $8.04/SF
− Vacancy
−$6.0K −$0.75/SF
EGI
$58.9K $7.29/SF
− OpEx
−$8.8K −$1.09/SF
NOI
$50.1K $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%
$1,001,300
Cap Rate 7%
$715,214
Cap Rate 9%
$556,278
Alternative Uses
Best Use
Warehouse
$715.2K
$625.8K – $834.4K
NOI $50,065 @ 7.0% cap · market cap 7.71%
Second Best
Industrial
$589.0K
$515.4K – $687.2K
NOI $41,230 @ 7.0% cap · market cap 6.35%
Theoretical Best
Hotel Hospitality
$6.08M
$5.32M – $7.10M
NOI $425,860 @ 7.0% cap · market cap 65.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
350
Businesses Nearby
Well-served
Demand for This Use
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?
Flex space - 8,077 SF updated building on over 2 acres.
Where is this flex space located?
The property is located at 2301 N Main St. Paris, TX.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: High‑traffic location near Hwy 271 & Loop 286 with 13,000+ daily vehicles; Large 8077 sq ft updated building on over 2 acres**; Ample parking, including over 1 acre of additional parking
