Corsicana Industrial Investment
For Sale
$1,790,000
2400 S Business 45, Corsicana, TX 75110
24,000+ SF industrial facility on 3.5 acres in Corsicana.
Property Size24,000 SF
Lot Size3.51 Acres
Price / SF$74.58
Days on Market196
Property Features for 2400 S Business 45
General Information
Standard status
Active
Size
24,000 SF
Lot size
3.51 Acres
Taxes and HOA fees
Annual Taxes
$5,464
Listing Agency:
Coldwell Banker American Dream
(903) 887-7055
Listed By:
Robert Blaase · License #0393397
(903) 887-7055
Source:
Exprealty
Added: Jan 26
Changed: Aug 8
Last Checked: Aug 7 at 9:38AM
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 Coldwell Banker American Dream
Investment Insights
Based on property information with market context.
This industrial facility, encompassing over 24,000 square feet, is situated on 3.507 acres in Corsicana's industrial district. The property is surrounded by other large industrial buildings, establishing it within a commercial hub. The property is currently under a long-term lease with a vending company, presenting an investment opportunity in a growing market.
Key Highlights
- 24,000+ SF Industrial Facility
- Located in Corsicana's Thriving Industrial District
- Situated on 3.507 Acres
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
$153,934
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
8.60%
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%
$3,078,680
$3.1M
Cap Rate 7%
$2,199,057
$2.2M
Cap Rate 9%
$1,710,378
$1.7M
Market Conditions
NOI Build-Up for 24,000 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
$241.9K $10.08/SF
− Vacancy
−$22.0K −$0.92/SF
EGI
$219.9K $9.16/SF
− OpEx
−$66.0K −$2.75/SF
NOI
$153.9K $6.41/SF
Area
Navarro County, TX
Vacancy
9.10%
Lease Rate
$10.08 /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%
$3,078,680
Cap Rate 7%
$2,199,057
Cap Rate 9%
$1,710,378
Alternative Uses
Best Use
Industrial
$2.20M
$1.92M – $2.57M
NOI $153,934 @ 7.0% cap · market cap 8.60%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$263.67M
$230.71M – $307.61M
NOI $18,456,557 @ 7.0% cap · market cap 1,031.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
251
Businesses Nearby
Explore this area
Business Placement
Demographics for 75110, TX
30,336
Population
11,980
Households
2.5
Avg Household Size
35
Median Age
17%
College-Educated
77%
High-School Grad
137.5 sq mi
ZIP Area
221
Density / Sq Mi
$53,053
Median Household Income
$29,804
Median Earnings
$1,043
Median Rent
$169,200
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 - 24,000+ SF industrial facility on 3.5 acres in Corsicana.
Where is this industrial property located?
The property is located at 2400 S Business 45 Corsicana, TX.
What is the asking price?
The asking price for this property is $1,790,000.
What are key features of this property?
This property features: 24,000+ SF Industrial Facility; Located in Corsicana's Thriving Industrial District; Situated on 3.507 Acres
