Improved Multi-Tenant Mixed-Use
New
For Sale
$3,400,000
4006 Texoma Parkway, Denison, TX 75020
CommercialSale, Denison, TX
Property Size30,806 SF
Lot Size2.46 Acres
Price / SF$110.37
Days on Market2
Property Features for 4006 Texoma Parkway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Parking features
Parking Lot
Subdivision
G-8413
Directions
From US-75 N, take Exit 65 toward FM 691 Grayson College. Turn right onto Grayson Dr, then left onto TX-91 N Texoma Pkwy. Property will be on the right.
Standard status
Active
APN
449836
Lot size
2.46 Acres
Taxes and HOA fees
Tax Description
BREEZY HILL ADDITION, BLOCK 1, LOT 1, ACRES 2
Tax Annual Amount
27850
Legal Description
BREEZY HILL ADDITION, BLOCK 1, LOT 1, ACRES 2
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1979
Floors in Building
1
Number of units
12
Flooring type
Concrete
Building materials
Stucco
Roof type
Flat
Listing Agency:
DHS Realty
(972) 979-8413
Listed By:
Krista Landon · License #0788947
(903) 718-2937
Added: Sep 10
Changed: Sep 11
Last Checked: Sep 11 at 6:06AM
MLS# 21383123
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This multi-tenant mixed-use property contains 30,806 square feet across 12 suites on approximately 2.46 acres. The configuration combines office, warehouse, and flex areas, with concrete flooring and a stucco exterior. The building was constructed in 1979 and has a flat roof, central electric heating, and central air conditioning.
Recent work includes a TPO roof, gutters, stucco siding, HVAC equipment, parking lot improvements, and updated three-phase electrical service. Public water and sewer serve the property. Positioned at 4006 Texoma Parkway in Denison, the site offers access to both Denison and Sherman and includes on-site parking.
Recent work includes a TPO roof, gutters, stucco siding, HVAC equipment, parking lot improvements, and updated three-phase electrical service. Public water and sewer serve the property. Positioned at 4006 Texoma Parkway in Denison, the site offers access to both Denison and Sherman and includes on-site parking.
Key Highlights
- 30,806 SF multi‑tenant property with 12 suites
- Approximately 2.46 acres at 4006 Texoma Parkway, Denison, TX 75020
- Mix of office, warehouse, and flex space
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
$304,979
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
8.97%
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%
$6,099,580
$6.1M
Cap Rate 7%
$4,356,843
$4.4M
Cap Rate 9%
$3,388,656
$3.4M
Market Conditions
NOI Build-Up for 30,806 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
$554.5K $18.00/SF
− Vacancy
−$66.5K −$2.16/SF
EGI
$488.0K $15.84/SF
− OpEx
−$183.0K −$5.94/SF
NOI
$305.0K $9.90/SF
Area
Grayson County, TX
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$6,099,580
Cap Rate 7%
$4,356,843
Cap Rate 9%
$3,388,656
Alternative Uses
Best Use
Mixed Use
$4.36M
$3.81M – $5.08M
NOI $304,979 @ 7.0% cap · market cap 8.97%
Second Best
Warehouse
$2.78M
$2.44M – $3.25M
NOI $194,867 @ 7.0% cap · market cap 5.73%
Theoretical Best
Hotel Hospitality
$15.80M
$13.83M – $18.44M
NOI $1,106,243 @ 7.0% cap · market cap 32.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible office, warehouse, and flex-space configuration with recent building and site upgrades.
Where is this mixed-use property located?
The property is located at 4006 Texoma Parkway Denison, TX.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: 30,806 SF multi‑tenant property with 12 suites; Approximately 2.46 acres at 4006 Texoma Parkway, Denison, TX 75020; Mix of office, warehouse, and flex space
