Flex Warehouse with Updated Office
For Sale
$3,650,000
3790 Lamar Ave, Paris, TX 75462
Warehouse space with two updated office suites, multiple loading options, and 8+ acres for yard expansion or add-ons.
Property Size69,000 SF
Lot Size8.10 Acres
Price / SF$52.90
Days on Market58
Property Features for 3790 Lamar Ave
General Information
Standard status
Active
Size
69,000 SF
Lot size
8.10 Acres
Property subtype
Commercial
Additional Details
Highway Access
Yes
Sprinkler System
Yes
Office Units
2
Taxes and HOA fees
Annual Taxes
$20,728
Building Details
Stories
1
Listing Agency:
Glass Land and Home LLC. Contact:
(214) 803-9000
Listed By:
Bryan Glass · License #0614699
Source:
Amxrealty
Added: Jun 27
Changed: Aug 8
Last Checked: Aug 22 at 7:34AM
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 Glass Land and Home LLC. Contact:
Investment Insights
Based on property information with market context.
This 69,000 SF flex-style commercial building includes two updated office suites and a warehouse configured for either multi-tenant occupancy or a principal user. The office areas feature multiple offices, a conference room, reception area, kitchen and break room, and multiple bathrooms. Warehouse operations are supported by both dock-height access and ground loading, plus an additional ramp entrance. Recent building improvements include re-skinning the siding, interior and exterior painting, installation of a fire compression system and sprinklers, and a new concrete driveway and approach. Additional outdoor space includes 8.1+ acres available for yard use, add-ons, or other development.
The property is located just off the Loop 286 and Highway 82 East travel corridor in Paris, Texas, with access tied to a four-lane traffic route. It also sits near established retail and services, including Walgreens, CVS, Wal-Mart, Paris Town Center, and Shops of Paris, along with a new hotel scheduled for 2027.
For tenants or owners looking for a combined office-and-warehouse setup, the updated office buildout supports day-to-day administrative functions while the warehouse layout and loading options accommodate a range of distribution and service needs. The availability of additional yard acreage can help support storage, staging, and future operational growth without requiring a separate site.
The property is located just off the Loop 286 and Highway 82 East travel corridor in Paris, Texas, with access tied to a four-lane traffic route. It also sits near established retail and services, including Walgreens, CVS, Wal-Mart, Paris Town Center, and Shops of Paris, along with a new hotel scheduled for 2027.
For tenants or owners looking for a combined office-and-warehouse setup, the updated office buildout supports day-to-day administrative functions while the warehouse layout and loading options accommodate a range of distribution and service needs. The availability of additional yard acreage can help support storage, staging, and future operational growth without requiring a separate site.
Key Highlights
- 69,000 SF commercial space near Loop 286 and Highway 82 East travel corridor in Paris, TX
- Includes 2 updated office suites with multiple offices, conference room, reception, kitchen/break room, and multiple bathrooms
- Warehouse space configured for multi‑tenant occupants or principal use, with both dock height and ground loading plus additional ramp entrance
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
$327,059
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
8.96%
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%
$6,541,180
$6.5M
Cap Rate 7%
$4,672,271
$4.7M
Cap Rate 9%
$3,633,989
$3.6M
Market Conditions
NOI Build-Up for 69,000 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
$554.8K $8.04/SF
− Vacancy
−$51.6K −$0.75/SF
EGI
$503.2K $7.29/SF
− OpEx
−$176.1K −$2.55/SF
NOI
$327.1K $4.74/SF
Area
Lamar County, TX
Vacancy
9.30%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
35.00%
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%
$6,541,180
Cap Rate 7%
$4,672,271
Cap Rate 9%
$3,633,989
Alternative Uses
Best Use
Office B
$17.03M
$14.90M – $19.87M
NOI $1,192,320 @ 7.0% cap · market cap 32.67%
Second Best
Warehouse
$6.11M
$5.35M – $7.13M
NOI $427,692 @ 7.0% cap · market cap 11.72%
Theoretical Best
Hotel Hospitality
$51.97M
$45.48M – $60.63M
NOI $3,638,025 @ 7.0% cap · market cap 99.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
561
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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 Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- All Smoke, No Mirrors Barbecue — 4750 Pine Mill Rd, Paris, TX 75462
Frequently Asked Questions
What type of property is this?
Flex space - Warehouse space with two updated office suites, multiple loading options, and 8+ acres for yard expansion or add-ons.
Where is this flex space located?
The property is located at 3790 Lamar Ave Paris, TX.
What is the asking price?
The asking price for this property is $3,650,000.
What are key features of this property?
This property features: 69,000 SF commercial space near Loop 286 and Highway 82 East travel corridor in Paris, TX; Includes 2 updated office suites with multiple offices, conference room, reception, kitchen/break room, and multiple bathrooms; Warehouse space configured for multi‑tenant occupants or principal use, with both dock height and ground loading plus additional ramp entrance
