Office Condo in Mixed-Use
For Sale
$199,950
405 S Elm St Unit 304, Denton, TX 76201
Office space within a mixed-use Live Work Play development near the Historic Downtown Square.
Property Size550 SF
Price / SF$363.55
Days on Market342
Property Features for 405 S Elm St Unit 304
General Information
Standard status
Active
Size
550 SF
Property subtype
Commercial
Building Details
Year Built
1995
Listing Agency:
Real T Team by eXp
(888) 519-7431
Listed By:
Ashton Young (940) 312-2170 · License #0673331
Source:
Realestatestation
Added: Sep 22, 2025
Changed: Aug 28
Last Checked: Aug 28 at 8:27PM
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 Real T Team by eXp
Investment Insights
Based on property information with market context.
This office condo is located within a mixed-use Live Work Play development established in 1995. The property is part of a multi-unit office offering, with multiple units available for purchase.
The office is positioned within walking distance of Denton’s Historic Downtown Square and surrounded by hundreds of apartment units and complementary businesses. Its setting places the property near residential and commercial activity serving both local residents and visitors.
The office is positioned within walking distance of Denton’s Historic Downtown Square and surrounded by hundreds of apartment units and complementary businesses. Its setting places the property near residential and commercial activity serving both local residents and visitors.
Key Highlights
- Office condo within a mixed‑use Live Work Play development
- Built in 1995
- Walking distance from Denton’s Historic Downtown Square
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
$8,632
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
4.32%
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%
$172,640
$172.6K
Cap Rate 7%
$123,314
$123.3K
Cap Rate 9%
$95,911
$95.9K
Market Conditions
NOI Build-Up for 550 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
$14.9K $27.00/SF
− Vacancy
−$3.3K −$6.08/SF
EGI
$11.5K $20.93/SF
− OpEx
−$2.9K −$5.23/SF
NOI
$8.6K $15.69/SF
Area
Denton, TX
Vacancy
22.50%
Lease Rate
$27.00 /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%
$172,640
Cap Rate 7%
$123,314
Cap Rate 9%
$95,911
Alternative Uses
Best Use
Office B
$123.3K
$107.9K – $143.9K
NOI $8,632 @ 7.0% cap · market cap 4.32%
Second Best
Mixed Use
$103.7K
$90.8K – $121.0K
NOI $7,260 @ 7.0% cap · market cap 3.63%
Theoretical Best
Office A
$171.8K
$150.4K – $200.5K
NOI $12,029 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,192
Businesses Nearby
Explore this area
Business Placement
Demographics for 76201, TX
27,610
Population
13,087
Households
2.1
Avg Household Size
26
Median Age
46%
College-Educated
95%
High-School Grad
5.5 sq mi
ZIP Area
5,020
Density / Sq Mi
$37,863
Median Household Income
$18,308
Median Earnings
$1,128
Median Rent
$250,200
Median Home Value
Market
Vacancy Rate% for Office 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?
Office units - Office space within a mixed-use Live Work Play development near the Historic Downtown Square.
Where is this office units located?
The property is located at 405 S Elm St Unit 304 Denton, TX.
What is the asking price?
The asking price for this property is $199,950.
What are key features of this property?
This property features: Office condo within a mixed‑use Live Work Play development; Built in 1995; Walking distance from Denton’s Historic Downtown Square
