Fenced Flex Property with Retail
For Sale
$295,000
4037 main Street, Paris, TX 75460
Fenced commercial property combines customer-facing space with enclosed operational and storage areas.
Property Size3,350 SF
Price / SF$88.06
Days on Market193
Property Features for 4037 main Street
General Information
Standard status
Active
Size
3,350 SF
Property subtype
Retail
Site & Location
Traffic Count
24,000 vehicles/day
Road Access
Yes
Fenced Yard
Yes
Additional Details
Warehouse Space
1,200 SF
Taxes and HOA fees
Annual Taxes
$2,691
Amenities
A/C - Other
3
Building Details
Year Built
1993
Listing Agency:
Independent Realty
(817) 907-2506
Listed By:
Naor Biringer · License #0795192
Source:
Xome
Added: Jan 31
Changed: Aug 11
Last Checked: Aug 11 at 5:49AM
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 Independent Realty
Investment Insights
Based on property information with market context.
This 3,350 SF flex property, built in 1993, combines retail, shop, and warehouse components within a fully fenced setting. The approximately 1,500 SF retail area includes a covered patio, while a separate 650 SF insulated shop supports operational use. A 1,200 SF warehouse adds tall ceilings and roll-up doors for storage or light industrial activity. A newly installed aerobic septic system serves the property.
Located at 4037 Main Street in Paris, the property fronts a roadway carrying over 24,000 average daily traffic. The red barn at the rear is excluded from the offering and total square footage, and the nearby storage facility is not part of the sale. Buyers should verify zoning, permitted uses, and other property details.
Located at 4037 Main Street in Paris, the property fronts a roadway carrying over 24,000 average daily traffic. The red barn at the rear is excluded from the offering and total square footage, and the nearby storage facility is not part of the sale. Buyers should verify zoning, permitted uses, and other property details.
Key Highlights
- 3,350 SF flex property with retail, shop, and warehouse components
- Approximately 1,500 SF of retail space with a covered patio
- 650 SF insulated shop and 1,200 SF warehouse with tall ceilings
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
$20,765
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
7.04%
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%
$415,300
$415.3K
Cap Rate 7%
$296,643
$296.6K
Cap Rate 9%
$230,722
$230.7K
Market Conditions
NOI Build-Up for 3,350 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
$26.9K $8.04/SF
− Vacancy
−$2.5K −$0.75/SF
EGI
$24.4K $7.29/SF
− OpEx
−$3.7K −$1.09/SF
NOI
$20.8K $6.20/SF
Area
Lamar County, TX
Vacancy
9.30%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
15.00%
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%
$415,300
Cap Rate 7%
$296,643
Cap Rate 9%
$230,722
Alternative Uses
Best Use
Retail
$794.4K
$695.1K – $926.8K
NOI $55,605 @ 7.0% cap · market cap 18.85%
Second Best
Warehouse
$296.6K
$259.6K – $346.1K
NOI $20,765 @ 7.0% cap · market cap 7.04%
Theoretical Best
Hotel Hospitality
$2.52M
$2.21M – $2.94M
NOI $176,629 @ 7.0% cap · market cap 59.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24,000 VPD
Traffic count
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75460, TX
22,925
Population
11,210
Households
2
Avg Household Size
38
Median Age
17%
College-Educated
88%
High-School Grad
101.9 sq mi
ZIP Area
225
Density / Sq Mi
$44,241
Median Household Income
$30,546
Median Earnings
$895
Median Rent
$123,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Fenced commercial property combines customer-facing space with enclosed operational and storage areas.
Where is this flex space located?
The property is located at 4037 main Street Paris, TX.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: 3,350 SF flex property with retail, shop, and warehouse components; Approximately 1,500 SF of retail space with a covered patio; 650 SF insulated shop and 1,200 SF warehouse with tall ceilings
