Building Details

Building Size 4,000 SF

Year Built 2017

Listing Agency: c***@cbdfw.com Show Phone

Listed By: Cristie Coles Show Phone

Source: Cbcworldwide

Added: Mar 5 Changed: Aug 8 Last Checked: Aug 8 at 6:04AM

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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 Cristie Coles

Investment Insights

Based on property information with market context.

This modern flex/industrial facility is located in Tioga, Texas, one block off US-377. Constructed in 2017, the property includes approximately 4,000 square feet of space on approximately 0.52 acres.

Key Highlights

• Modern flex/industrial facility
• Conveniently located one block off US‑377
• Built in 2017

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

$20,837

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

3.21%

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%

$416,740 $416.7K

Cap Rate 7%

$297,671 $297.7K

Cap Rate 9%

$231,522 $231.5K

Market Conditions

NOI Build-Up for 4,000 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

$32.6K $8.16/SF

− Vacancy

−$2.9K −$0.72/SF

EGI

$29.8K $7.44/SF

− OpEx

−$8.9K −$2.23/SF

NOI

$20.8K $5.21/SF

Area

Grayson County, TX

Vacancy

8.80%

Lease Rate

$8.16 /SF/Yr

Expense Ratio

30.00%

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%

$416,740

Cap Rate 7%

$297,671

Cap Rate 9%

$231,522

Alternative Uses

Best Use

Industrial

$297.7K

$260.5K – $347.3K (±1% cap)

NOI $20,837 @ 7.0% cap · market cap 3.21%

Second Best

Flex RnD

$273.2K

$239.1K – $318.8K (±1% cap)

NOI $19,127 @ 7.0% cap · market cap 2.95%

Theoretical Best

Hotel Hospitality

$2.05M

$1.80M – $2.39M (±1% cap)

NOI $143,640 @ 7.0% cap · market cap 22.13%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

U-Haul Neighborhood Dealer Car Rental Facility Classic One Truck ... Car Dealership

Suggested Use

Top Pick Auto Repair Shop Dental Office Plumbing Service (Bike/Boat/Book/etc) Store Big Box & Wholesale Store Pharmacy

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

109

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 76270, TX

2,217

Population

1,039

Households

2.1

Avg Household Size

48

Median Age

14%

College-Educated

87%

High-School Grad

95.7 sq mi

ZIP Area

23

Density / Sq Mi

$77,552

Median Household Income

$40,690

Median Earnings

$242,700

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this flex space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Flex space - Flex/Industrial facility built in 2017 on 0.52 acres.

Where is this flex space located?

The property is located at 403 N Donation St. Tioga, TX.

What is the asking price?

The asking price for this property is $649,000.

What are key features of this property?

This property features: Modern flex/industrial facility; Conveniently located one block off US‑377; Built in 2017