Commercial Land with Restaurant
For Sale
$495,000
350 NW 1st, Paris, TX 75460
Signalized corner parcel with an existing restaurant improvement, three-street access, and substantial room for redevelopment.
Property Size2,479 SF
Price / SF$199.68
Days on Market25
Property Features for 350 NW 1st
General Information
Standard status
Active
Size
2,479 SF
Building Details
Year Built
1979
Listing Agency:
Nathan Bell Property Management and Rentals, LLC
(903) 785-5578
Listed By:
Nathan Bell IV · License #0155615
Source:
Heritance
Added: Aug 6
Changed: Aug 29
Last Checked: Aug 29 at 7:18AM
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 Nathan Bell Property Management and Rentals, LLC
Investment Insights
Based on property information with market context.
This commercial land offering combines a 2,479-square-foot former restaurant with nearly an acre of open ground available for additional construction or complete redevelopment. The existing building dates to 1979, and restaurant equipment conveys with the property; its condition has not been verified. The site may also be subdivided, with a survey already on file.
Access and frontage extend along North Main, Graham Street, and 1st Street NW at a signalized intersection. North Main is identified as Hwy 217 N Business. Reported TxDOT AADT counts from 2023–2025 include approximately 10,300 vehicles per day a half-mile north on N. Main Street, 3,400 vehicles per day a tenth-mile south, and about 7,700 vehicles per day on Graham Street just east. Volumes at the intersection may differ from those counts.
Access and frontage extend along North Main, Graham Street, and 1st Street NW at a signalized intersection. North Main is identified as Hwy 217 N Business. Reported TxDOT AADT counts from 2023–2025 include approximately 10,300 vehicles per day a half-mile north on N. Main Street, 3,400 vehicles per day a tenth-mile south, and about 7,700 vehicles per day on Graham Street just east. Volumes at the intersection may differ from those counts.
Key Highlights
- 2,479 SF former restaurant building on a commercial land parcel
- Nearly an acre of open land remains available for construction or redevelopment
- Signalized hard corner with access and frontage on three streets
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
$44,087
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
8.91%
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%
$881,740
$881.7K
Cap Rate 7%
$629,814
$629.8K
Cap Rate 9%
$489,856
$489.9K
Market Conditions
NOI Build-Up for 2,479 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
$61.9K $24.96/SF
− Vacancy
−$3.1K −$1.25/SF
EGI
$58.8K $23.71/SF
− OpEx
−$14.7K −$5.93/SF
NOI
$44.1K $17.78/SF
Area
Lamar County, TX
Vacancy
5.00%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
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%
$881,740
Cap Rate 7%
$629,814
Cap Rate 9%
$489,856
Alternative Uses
Best Use
Specialty Retail
$629.8K
$551.1K – $734.8K
NOI $44,087 @ 7.0% cap · market cap 8.91%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$1.87M
$1.63M – $2.18M
NOI $130,705 @ 7.0% cap · market cap 26.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
839
Businesses Nearby
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Signalized corner parcel with an existing restaurant improvement, three-street access, and substantial room for redevelopment.
Where is this commercial land located?
The property is located at 350 NW 1st Paris, TX.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 2,479 SF former restaurant building on a commercial land parcel; Nearly an acre of open land remains available for construction or redevelopment; Signalized hard corner with access and frontage on three streets
