Industrial Property with Fenced
For Sale
$2,200,000
2305 N Main Street, Cleburne, TX 76033
CommercialSale, Cleburne, TX
Property Size18,000 SF
Lot Size2.00 Acres
Price / SF$122.22
Days on Market167
Property Features for 2305 N Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Industrial
Parking features
Gated, Parking Lot, Open, Secured
Subdivision
A MC BRAYER
Lot features
Acreage, Cleared, Level
Directions
GPS Accurate
Standard status
Active
APN
126059600090
Lot size
2.00 Acres
Taxes and HOA fees
Tax Description
ABST 596 TR 11 A MC BRAYER 126.5528.01763
Tax Annual Amount
8769
Legal Description
ABST 596 TR 11 A MC BRAYER 126.5528.01763
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air, Window Unit(s), Electric
Water source
Public
Building Details
Year built
1972
Floors in Building
1
Number of units
2
Flooring type
Concrete
Building materials
MetalSiding, Rock, Stone
Roof type
Metal
Listing Agency:
Elevate Realty Group
(817) 736-5757
Listed By:
Lori Brannon · License #0696730
(817) 736-5757
Added: Mar 19
Changed: Aug 19
Last Checked: Sep 1 at 2:06AM
MLS# 21211996
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 industrial property includes three lots and two metal-sided buildings totaling approximately 18,000 square feet. The larger structure measures approximately 11,000 square feet, while the second contains approximately 7,000 square feet. Each building has 3-phase electrical service and its own fully fenced yard, with concrete flooring, metal roofing, natural gas heat, and a combination of central air, window units, and electric cooling. Gated and secured parking areas are also included.
The property is located at 2305 N Main Street in Cleburne, along Highway 174, with access to Highway 67 and the Chisholm Trail Parkway. Public water and public sewer serve the site. Surrounding development includes retail, dining, and other commercial businesses. The sale covers the land and buildings; the existing business and its operations are excluded.
The property is located at 2305 N Main Street in Cleburne, along Highway 174, with access to Highway 67 and the Chisholm Trail Parkway. Public water and public sewer serve the site. Surrounding development includes retail, dining, and other commercial businesses. The sale covers the land and buildings; the existing business and its operations are excluded.
Key Highlights
- Approximately 2 acres across three lots
- Two industrial buildings totaling approximately 18,000 square feet
- Buildings measure approximately 11,000 square feet and approximately 7,000 square feet
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
$125,169
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
5.69%
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%
$2,503,380
$2.5M
Cap Rate 7%
$1,788,129
$1.8M
Cap Rate 9%
$1,390,767
$1.4M
Market Conditions
NOI Build-Up for 18,000 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
$162.0K $9.00/SF
− Vacancy
−$14.7K −$0.82/SF
EGI
$147.3K $8.18/SF
− OpEx
−$22.1K −$1.23/SF
NOI
$125.2K $6.95/SF
Area
Johnson County, TX
Vacancy
9.10%
Lease Rate
$9.00 /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%
$2,503,380
Cap Rate 7%
$1,788,129
Cap Rate 9%
$1,390,767
Alternative Uses
Best Use
Warehouse
$1.79M
$1.56M – $2.09M
NOI $125,169 @ 7.0% cap · market cap 5.69%
Second Best
Industrial
$1.33M
$1.16M – $1.55M
NOI $93,002 @ 7.0% cap · market cap 4.23%
Theoretical Best
Multifamily LT 5
$215.76M
$188.79M – $251.72M
NOI $15,103,179 @ 7.0% cap · market cap 686.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
172
Businesses Nearby
Explore this area
Business Placement
Demographics for 76033, TX
27,243
Population
10,962
Households
2.5
Avg Household Size
39
Median Age
21%
College-Educated
88%
High-School Grad
176.1 sq mi
ZIP Area
155
Density / Sq Mi
$69,870
Median Household Income
$40,168
Median Earnings
$1,287
Median Rent
$230,600
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?
Industrial property - Two industrial buildings provide separate secured yard areas and access to public utilities along an established commercial corridor.
Where is this industrial property located?
The property is located at 2305 N Main Street Cleburne, TX.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Approximately 2 acres across three lots; Two industrial buildings totaling approximately 18,000 square feet; Buildings measure approximately 11,000 square feet and approximately 7,000 square feet
