Custom Office Building with Executive
For Sale
$1,200,000
408 Pinson Road, Forney, TX 75126
CommercialSale, Forney, TX
Property Size2,388 SF
Lot Size0.20 Acres
Price / SF$502.51
Days on Market148
Property Features for 408 Pinson Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
COMM
Parking features
Parking Lot
Subdivision
W J Garrett
Directions
From Hwy 80 in Forney, exit Pinson Rd and turn Right. Building will be on your left; sign in front.
Standard status
Active
APN
44947
Lot size
0.20 Acres
Taxes and HOA fees
Tax Description
W J GARRETT, BLOCK L, LOT 3A
Tax Annual Amount
8701
Legal Description
W J GARRETT, BLOCK L, LOT 3A
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Gas (Cooling)
Water source
Public
Building Details
Year built
2007
Floors in Building
1
Number of units
1
Flooring type
Hardwood, Stone
Building materials
Brick, Rock, Stone
Roof type
Composition
Listing Agency:
Exalt Realty
(972) 757-1837
Listed By:
Amanda Hough · License #0596064
(972) 757-1837
Added: Apr 7
Changed: Aug 21
Last Checked: Sep 1 at 3:06PM
MLS# 21178712
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.
Custom-built in 2007, this office building provides approximately 2,388 square feet on a 0.20-acre landscaped lot. The interior includes six private offices, a conference room, a full kitchen, and three bathrooms, including an executive bath with a private shower. Hardwood flooring serves the private offices, while slate finishes appear in the hallways and kitchen. A domed foyer ceiling, hand-painted mural, barrel ceiling detail, and double iron entry doors add distinctive architectural character.
The property fronts Pinson Road across from Forney City Hall and is located minutes from Downtown Forney. Construction features include a piered foundation with 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. Public water and sewer, central heating, central air, electric heat, gas cooling, and a parking lot serve the property.
The property fronts Pinson Road across from Forney City Hall and is located minutes from Downtown Forney. Construction features include a piered foundation with 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. Public water and sewer, central heating, central air, electric heat, gas cooling, and a parking lot serve the property.
Key Highlights
- Approximately 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
1
Office units
Single-tenant
Tenancy
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 - Owner-user office property with private offices, conference space, a full kitchen, and three bathrooms near Forney City Hall.
Where is this office building located?
The property is located at 408 Pinson Road 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: Approximately 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
