Flex Space with Secure
New
For Sale
$1,450,000
2460 Farm Road 79, Paris, TX 75460
Metal building combines offices, shop space, and fenced outdoor storage.
Property Size8,000 SF
Price / SF$181.25
Days on Market2
Property Features for 2460 Farm Road 79
General Information
Standard status
Active
Size
8,000 SF
Building Details
Year Built
1988
Listing Agency:
Keller Williams Legacy
Listed By:
Chad Stephens · License #0434869
(972) 599-7000
Source:
Yourdavisteam
Added: Sep 18
Changed: Sep 19
Last Checked: Sep 18 at 3:26PM
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 Keller Williams Legacy
Investment Insights
Based on property information with market context.
This flex property includes an approximately 8,000 SF metal building on 3.58 acres, with a business operation, inventory, tools, equipment, and FF&E offered as a complete package. Approximately 1,600 SF is configured for offices, bathrooms, a parts department, and workroom functions, while an additional upstairs loft provides approximately 1,600 SF. The approximately 6,400 SF shop includes four overhead doors with automatic openers, two personnel doors, LED lighting, gas heaters, air lines, and predominantly insulated construction.
A fully fenced 6-foot chain-link yard supports secure outdoor storage and equipment use. Concrete drives serve the shop, and aggregate parking accommodates customers, vehicles, inventory, and equipment. The property is located at 2460 Farm Road 79 in Paris, Texas, and was built in 1988. Zoning, permitted uses, licensing, and city requirements should be independently verified.
A fully fenced 6-foot chain-link yard supports secure outdoor storage and equipment use. Concrete drives serve the shop, and aggregate parking accommodates customers, vehicles, inventory, and equipment. The property is located at 2460 Farm Road 79 in Paris, Texas, and was built in 1988. Zoning, permitted uses, licensing, and city requirements should be independently verified.
Key Highlights
- Approximately 8,000 SF metal building on 3.58 acres
- Approximately 6,400 SF shop with four overhead doors
- Approximately 1,600 SF of offices, bathrooms, parts department, and workroom
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
$49,588
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
3.42%
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%
$991,760
$991.8K
Cap Rate 7%
$708,400
$708.4K
Cap Rate 9%
$550,978
$551.0K
Market Conditions
NOI Build-Up for 8,000 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
$64.3K $8.04/SF
− Vacancy
−$6.0K −$0.75/SF
EGI
$58.3K $7.29/SF
− OpEx
−$8.8K −$1.09/SF
NOI
$49.6K $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%
$991,760
Cap Rate 7%
$708,400
Cap Rate 9%
$550,978
Alternative Uses
Best Use
Warehouse
$708.4K
$619.9K – $826.5K
NOI $49,588 @ 7.0% cap · market cap 3.42%
Second Best
Industrial
$583.4K
$510.5K – $680.6K
NOI $40,837 @ 7.0% cap · market cap 2.82%
Theoretical Best
Hotel Hospitality
$6.03M
$5.27M – $7.03M
NOI $421,800 @ 7.0% cap · market cap 29.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
70
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Metal building combines offices, shop space, and fenced outdoor storage.
Where is this flex space located?
The property is located at 2460 Farm Road 79 Paris, TX.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Approximately 8,000 SF metal building on 3.58 acres; Approximately 6,400 SF shop with four overhead doors; Approximately 1,600 SF of offices, bathrooms, parts department, and workroom
