Office Building with Six Private
For Sale
$1,200,000
408 Pinson Rd, Forney, TX 75126
Custom-built office property across from Forney City Hall with executive finishes and a flexible owner-user layout.
Property Size2,388 SF
Lot Size0.20 Acres
Price / SF$502.51
Days on Market32
Property Features for 408 Pinson Rd
General Information
Standard status
Active
Size
2,388 SF
Lot size
0.20 Acres
Additional Details
Road Access
Yes
Amenities
conference room
full kitchen
bathrooms
Building Details
Year Built
2007
Buildings
1
Building Size
2,388 SF
Listing Agency:
Exalt Realty
(972) 757-1837
Listed By:
Amanda Hough · License #0596064
Source:
Minteerteam
Added: Jul 30
Changed: Aug 30
Last Checked: Aug 30 at 10:37AM
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 Exalt Realty
Investment Insights
Based on property information with market context.
Constructed in 2007, this 2,388-square-foot office building occupies a landscaped 0.20-acre lot on Pinson Road, directly across from Forney City Hall and minutes from Downtown Forney. The interior is arranged with six private offices, a conference room, full kitchen, and three bathrooms, including an executive bathroom with a private shower. Custom details include solid white oak flooring in the offices, slate flooring in the hallways and kitchen, a foyer with a dome ceiling and mural, and a barrel ceiling along the central corridor.
The building features a piered foundation supported by 36 piers extending 20 feet deep, R-42 insulated walls, and a floored attic with a radiant barrier. The roof was replaced in March 2026, adding a recent major improvement to the property. Its civic-corridor setting and dedicated office configuration support a range of professional workplace needs.
The building features a piered foundation supported by 36 piers extending 20 feet deep, R-42 insulated walls, and a floored attic with a radiant barrier. The roof was replaced in March 2026, adding a recent major improvement to the property. Its civic-corridor setting and dedicated office configuration support a range of professional workplace needs.
Key Highlights
- 2,388 SF office building on a 0.20‑acre landscaped lot
- Six private offices, conference room, full kitchen, and three bathrooms
- Executive bathroom includes a private shower
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
$41,100
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
3.43%
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%
$822,000
$822.0K
Cap Rate 7%
$587,143
$587.1K
Cap Rate 9%
$456,667
$456.7K
Market Conditions
NOI Build-Up for 2,388 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
$73.4K $30.72/SF
− Vacancy
−$18.6K −$7.77/SF
EGI
$54.8K $22.95/SF
− OpEx
−$13.7K −$5.74/SF
NOI
$41.1K $17.21/SF
Area
Kaufman County, TX
Vacancy
25.30%
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%
$822,000
Cap Rate 7%
$587,143
Cap Rate 9%
$456,667
Alternative Uses
Best Use
Office B
$587.1K
$513.8K – $685.0K
NOI $41,100 @ 7.0% cap · market cap 3.43%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$30.05M
$26.30M – $35.06M
NOI $2,103,784 @ 7.0% cap · market cap 175.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
728
Businesses Nearby
Explore this area
Business Placement
Demographics for 75126, TX
64,573
Population
24,316
Households
2.7
Avg Household Size
32
Median Age
36%
College-Educated
92%
High-School Grad
81.6 sq mi
ZIP Area
791
Density / Sq Mi
$104,001
Median Household Income
$55,453
Median Earnings
$1,930
Median Rent
$337,200
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?
Office building - Custom-built office property across from Forney City Hall with executive finishes and a flexible owner-user layout.
Where is this office building located?
The property is located at 408 Pinson Rd Forney, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 2,388 SF office building on a 0.20‑acre landscaped lot; Six private offices, conference room, full kitchen, and three bathrooms; Executive bathroom includes a private shower
