Modern Warehouse with Office
For Sale
Contact for pricing
4000 TEXOMA PARKWAY, Denison, TX 75020
Modern 12,000 SF warehouse with office on 4 acres.
Property Size12,000 SF
Lot Size4.00 Acres
Price / SF$208.33
Days on Market308
Property Features for 4000 TEXOMA PARKWAY
General Information
Standard status
Active
Size
12,000 SF
Lot size
4.00 Acres
Property subtype
Industrial, Mixed Use
Lease Type
Gross
Building Details
Tenancy
Multi
Listing Agency:
My City Real Estate
(512) 771-2684
Listed By:
RHONDA BORGNE · License #0560610
Source:
Crexi
Added: Oct 12, 2025
Changed: Aug 8
Last Checked: Aug 8 at 2:36PM
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 My City Real Estate
Investment Insights
Based on property information with market context.
Located on Hwy 91 in Denison, TX, this modern building, constructed in 2025, is situated on approximately 4 acres. It features a 12,000-sf open warehouse building with an office buildout. Currently, 6000 sf are occupied by tenants who are willing to stay but can vacate if needed. The warehouse includes 24’ ceilings and four 12ft overhead doors. The property is suitable for warehouse, industrial, mixed-use, and office purposes.
Key Highlights
- 12,000 sq ft open warehouse building with office buildout
- Highway 91 frontage in Denison, TX
- Built in 2025 (modern construction)
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
$200,724
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
8.03%
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%
$4,014,480
$4.0M
Cap Rate 7%
$2,867,486
$2.9M
Cap Rate 9%
$2,230,267
$2.2M
Market Conditions
NOI Build-Up for 12,000 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
$368.6K $30.72/SF
− Vacancy
−$101.0K −$8.42/SF
EGI
$267.6K $22.30/SF
− OpEx
−$66.9K −$5.58/SF
NOI
$200.7K $16.73/SF
Area
Grayson County, TX
Vacancy
27.40%
Lease Rate
$30.72 /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%
$4,014,480
Cap Rate 7%
$2,867,486
Cap Rate 9%
$2,230,267
Alternative Uses
Best Use
Office B
$2.87M
$2.51M – $3.35M
NOI $200,724 @ 7.0% cap · market cap 8.03%
Second Best
Mixed Use
$1.70M
$1.49M – $1.98M
NOI $118,800 @ 7.0% cap · market cap 4.75%
Theoretical Best
Hotel Hospitality
$6.16M
$5.39M – $7.18M
NOI $430,920 @ 7.0% cap · market cap 17.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 75020, TX
23,782
Population
10,802
Households
2.2
Avg Household Size
42
Median Age
19%
College-Educated
90%
High-School Grad
61.0 sq mi
ZIP Area
390
Density / Sq Mi
$66,308
Median Household Income
$38,656
Median Earnings
$1,136
Median Rent
$187,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Modern 12,000 SF warehouse with office on 4 acres.
Where is this warehouse located?
The property is located at 4000 TEXOMA PARKWAY Denison, TX.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 12,000 sq ft open warehouse building with office buildout; Highway 91 frontage in Denison, TX; Built in 2025 (modern construction)
