Flex Warehouse with Office
For Sale
$3,650,000
3790 Lamar Avenue Paris, Paris, TX 75462
Warehouse with two updated office suites, ground and dock-height loading, plus an additional ramp entrance.
Property Size388,555 SF
Price / SF$52.90
Days on Market60
Property Features for 3790 Lamar Avenue Paris
General Information
Standard status
Active
Size
388,555 SF
Zoning
Commercial
Additional Details
Highway Access
Yes
Sprinkler System
Yes
Office Units
2
Taxes and HOA fees
Annual Taxes
$20,728
Building Details
Building Size
388,555 SF
Stories
1
Listed By:
John Nesselhauf
(800) 683-5651
Source:
Jparhouston
Added: Jul 13
Changed: Sep 9
Last Checked: Sep 9 at 5:41AM
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 John Nesselhauf
Investment Insights
Based on property information with market context.
This 69,000 SF flex/warehouse property at 3790 Lamar Avenue in Paris, Texas includes two updated office suites with multiple offices, a conference room, reception area, kitchen and break room, and multiple bathrooms. The warehouse component is configured to support multi-tenant occupancy or a principal warehouse use, with both dock-height and ground loading. An additional ramp entrance provides further loading flexibility.
The site is described as being just off Loop 286 and the Highway 82 East travel corridor, with access to a four-lane traffic route and connectivity serving the NE Texas area, including service to DFW and SE Oklahoma. Nearby business include Walgreens, CVS, Walmart, Paris Town Center, Shops of Paris, and a new hotelier planned for 2027.
Recent improvements noted include re-skinning of siding, painting, installation of a fire compression system and sprinklers, and construction of a new concrete driveway and approach. An additional 8.1+ acres are available for yard space, add-ons, or other developments.
The site is described as being just off Loop 286 and the Highway 82 East travel corridor, with access to a four-lane traffic route and connectivity serving the NE Texas area, including service to DFW and SE Oklahoma. Nearby business include Walgreens, CVS, Walmart, Paris Town Center, Shops of Paris, and a new hotelier planned for 2027.
Recent improvements noted include re-skinning of siding, painting, installation of a fire compression system and sprinklers, and construction of a new concrete driveway and approach. An additional 8.1+ acres are available for yard space, add-ons, or other developments.
Key Highlights
- 69,000 SF commercial building located just off Loop 286 and Highway 82 East travel corridor in Paris, TX
- Includes 2 updated office suites with multiple offices, conference room, reception area, kitchen/break room, and multiple bathrooms
- Warehouse space configured for multi‑tenant occupants or principal use with ground loading and dock‑height available
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
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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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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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 with two updated office suites, ground and dock-height loading, plus an additional ramp entrance.
Where is this flex space located?
The property is located at 3790 Lamar Avenue Paris 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 building located just off Loop 286 and Highway 82 East travel corridor in Paris, TX; Includes 2 updated office suites with multiple offices, conference room, reception area, kitchen/break room, and multiple bathrooms; Warehouse space configured for multi‑tenant occupants or principal use with ground loading and dock‑height available
