Commercial Land with
For Sale
$350,000
2907 HIGHWAY 66, Caddo Mills, TX 75135
Land, Caddo Mills, TX
Property Size2,160 SF
Lot Size2.17 Acres
Price / SF$162.04
Days on Market93
Property Features for 2907 HIGHWAY 66
General Information
Property type
Land
Property subtype
Other
Zoning description
Commercial
Subdivision
HAVENS CATHERINE
Lot features
Acreage, Subdivided, City Lot
Elementary school
Kathryn Griffis
Middle school
Caddomills
High school
Caddomills
Elementary school district
Caddo Mills ISD
Middle school district
Caddo Mills ISD
High school district
Caddo Mills ISD
Directions
From the intersection of S.H. 66 and F.M. 36, continue on SH 66 for 0.7 miles and the property is located along the north side of SH 66
Standard status
Active
APN
27121
Lot size
2.17 Acres
Utilities
Water source
Public
Listing Agency:
Thornberry Land Company LLC
Listed By:
Grant Brodeur · License #0514486
(817) 680-7171
Added: Jun 9
Changed: Aug 21
Last Checked: Sep 9 at 4:06AM
MLS# 21296396
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 2.17-acre commercial land tract includes an existing 2,160-square-foot warehouse. The property is within the city limits of Caddo Mills and carries a Commercial existing land use designation, with Future Land Use identified as Neighborhood Services.
Access is provided from S.H. 66, where the site offers more than 245 feet of frontage. The property is outside the floodplain. An existing water line serves the site, while sewer is stubbed to the west at N. Rock Rd.
Access is provided from S.H. 66, where the site offers more than 245 feet of frontage. The property is outside the floodplain. An existing water line serves the site, while sewer is stubbed to the west at N. Rock Rd.
Key Highlights
- 2.17‑acre commercial land tract within the city limits of Caddo Mills
- Existing 2,160 sf warehouse on site
- More than 245 feet of frontage with access from S.H. 66
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
$15,020
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
4.29%
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%
$300,400
$300.4K
Cap Rate 7%
$214,571
$214.6K
Cap Rate 9%
$166,889
$166.9K
Market Conditions
NOI Build-Up for 2,160 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
$19.4K $9.00/SF
− Vacancy
−$1.8K −$0.82/SF
EGI
$17.7K $8.18/SF
− OpEx
−$2.7K −$1.23/SF
NOI
$15.0K $6.95/SF
Area
Hunt 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%
$300,400
Cap Rate 7%
$214,571
Cap Rate 9%
$166,889
Alternative Uses
Best Use
Warehouse
$214.6K
$187.8K – $250.3K
NOI $15,020 @ 7.0% cap · market cap 4.29%
Second Best
—
—
no second resolved use
Theoretical Best
Industrial
$2.15M
$1.88M – $2.50M
NOI $150,242 @ 7.0% cap · market cap 42.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
155
Businesses Nearby
Explore this area
Business Placement
Demographics for 75135, TX
8,065
Population
3,454
Households
2.3
Avg Household Size
36
Median Age
27%
College-Educated
89%
High-School Grad
65.8 sq mi
ZIP Area
123
Density / Sq Mi
$95,428
Median Household Income
$50,458
Median Earnings
$1,393
Median Rent
$289,700
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?
Commercial land - Commercially designated land with an existing warehouse, public water service, and sewer infrastructure nearby.
Where is this commercial land located?
The property is located at 2907 HIGHWAY 66 Caddo Mills, TX.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 2.17‑acre commercial land tract within the city limits of Caddo Mills; Existing 2,160 sf warehouse on site; More than 245 feet of frontage with access from S.H. 66
