Retail Building with Highway
New
For Sale
$599,000
3258 E Us Highway 82, Paris, TX 75462
Commercially zoned retail space with prominent signage and room for outdoor seating or future expansion.
Property Size2,000 SF
Lot Size3.65 Acres
Price / SF$299.50
Days on Market4
Property Features for 3258 E Us Highway 82
General Information
Standard status
Active
Size
2,000 SF
Lot size
3.65 Acres
Property subtype
Commercial
Zoning
Commercial
Building Details
Building Size
2,000 SF
Year Built
2021
Buildings
1
Stories
1
Units
1
Listing Agency:
Century 21 Executive Realty
(903) 517-1244
Listed By:
Sherrie Holbert · License #0229909
(903) 517-1244
Source:
1111brokerage
Added: Aug 13
Changed: Aug 14
Last Checked: Aug 15 at 1:02PM
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 Century 21 Executive Realty
Investment Insights
Based on property information with market context.
Built in 2021, this retail property includes a 2,000-square-foot building on approximately 3.65 acres. The site offers a versatile commercial layout, prominent signage, and space described for outdoor seating or additional expansion. The property is presented as ready for occupancy after closing and is zoned Commercial.
Located at 3258 E Us Highway 82 in Paris, Texas, the property sits along Highway 82 East between Reno and Blossom. The site is outside city-tax boundaries, according to the property information, and provides a highway-oriented setting for a range of retail and service uses described in the listing.
Located at 3258 E Us Highway 82 in Paris, Texas, the property sits along Highway 82 East between Reno and Blossom. The site is outside city-tax boundaries, according to the property information, and provides a highway-oriented setting for a range of retail and service uses described in the listing.
Key Highlights
- 2,000‑square‑foot retail building on approximately 3.65 acres
- Built in 2021
- Located along Highway 82 East between Reno and Blossom
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
$33,197
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
5.54%
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%
$663,940
$663.9K
Cap Rate 7%
$474,243
$474.2K
Cap Rate 9%
$368,856
$368.9K
Market Conditions
NOI Build-Up for 2,000 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
$49.9K $24.96/SF
− Vacancy
−$2.5K −$1.25/SF
EGI
$47.4K $23.71/SF
− OpEx
−$14.2K −$7.11/SF
NOI
$33.2K $16.60/SF
Area
Lamar County, TX
Vacancy
5.00%
Lease Rate
$24.96 /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%
$663,940
Cap Rate 7%
$474,243
Cap Rate 9%
$368,856
Alternative Uses
Best Use
Retail
$474.2K
$415.0K – $553.3K
NOI $33,197 @ 7.0% cap · market cap 5.54%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$1.51M
$1.32M – $1.76M
NOI $105,450 @ 7.0% cap · market cap 17.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
614
Businesses Nearby
242k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 44%
Superstores 38%
Home Improvements & Furnishings 15%
Hotels & Casinos 3%
Walmart
Superstores
90,954 visits/mo
0.4 miles
The Home Depot
Home Improvements & Furnishings
35,769 visits/mo
0.5 miles
Braum's Ice Cream & Dairy Stores
Dining
34,866 visits/mo
0.1 miles
McDonald's
Dining
34,527 visits/mo
0.5 miles
Whataburger
Dining
17,956 visits/mo
0.5 miles
Demographics for 75462, TX
12,016
Population
4,717
Households
2.5
Avg Household Size
43
Median Age
29%
College-Educated
90%
High-School Grad
192.7 sq mi
ZIP Area
62
Density / Sq Mi
$72,576
Median Household Income
$41,284
Median Earnings
$961
Median Rent
$226,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Commercially zoned retail space with prominent signage and room for outdoor seating or future expansion.
Where is this retail space located?
The property is located at 3258 E Us Highway 82 Paris, TX.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 2,000‑square‑foot retail building on approximately 3.65 acres; Built in 2021; Located along Highway 82 East between Reno and Blossom
