Energy-Efficient Office
For Sale
$129,900
414 N Avenue F, Clifton, TX 76634
CommercialSale, Clifton, TX
Property Size600 SF
Lot Size0.15 Acres
Price / SF$216.50
Days on Market50
Property Features for 414 N Avenue F
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial with zero build line
Parking features
Driveway, On Street
Subdivision
Kell&Gibb
Directions
GPS
Standard status
Active
APN
R01456
Lot size
0.15 Acres
Taxes and HOA fees
Tax Description
KELL&GIBB BLOCK 17 LOT 3 PT (NE 66 X 100)
Tax Annual Amount
1116
Legal Description
KELL&GIBB BLOCK 17 LOT 3 PT (NE 66 X 100)
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air, Ceiling Fan(s)
Water source
Public
Building Details
Year built
2024
Floors in Building
1
Number of units
1
Flooring type
Laminate
Roof type
Metal
Listing Agency:
Marilyn Massey, Broker
(254) 855-6304
Listed By:
Marilyn Massey · License #0606129
(254) 855-6304
Added: Jul 11
Changed: Aug 21
Last Checked: Aug 29 at 3:06AM
MLS# 21220330
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.
Built in 2024, this office property combines a flexible open interior with a bathroom and kitchenette. The building includes LED lighting, ceiling fans, low-E double-pane windows, luxury vinyl plank flooring, a stackable washer and dryer, dishwasher, on-demand water heater, fiber-optic wiring, and a split AC unit. A metal roof, smart siding, and 200 Amp underground electrical service support the building’s functional design. An existing 6-by-8 storage unit is included.
The property occupies a 0.152-acre corner lot in Clifton, with mature pecan trees and a wraparound porch extending along two sides. Driveway and on-street parking are available, while the site’s zero-build-line configuration leaves room for expansion on the south and west sides. Public water and public sewer serve the property, and the building is located one block from Hwy 6.
The property occupies a 0.152-acre corner lot in Clifton, with mature pecan trees and a wraparound porch extending along two sides. Driveway and on-street parking are available, while the site’s zero-build-line configuration leaves room for expansion on the south and west sides. Public water and public sewer serve the property, and the building is located one block from Hwy 6.
Key Highlights
- 600 SF building completed in 2024
- 0.152‑acre corner lot with 15+ mature pecan trees
- Open interior with bathroom and kitchenette
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
$8,342
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
6.42%
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%
$166,840
$166.8K
Cap Rate 7%
$119,171
$119.2K
Cap Rate 9%
$92,689
$92.7K
Market Conditions
NOI Build-Up for 600 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
$13.3K $22.20/SF
− Vacancy
−$2.2K −$3.66/SF
EGI
$11.1K $18.54/SF
− OpEx
−$2.8K −$4.63/SF
NOI
$8.3K $13.90/SF
Area
Bosque County, TX
Vacancy
16.50%
Lease Rate
$22.20 /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%
$166,840
Cap Rate 7%
$119,171
Cap Rate 9%
$92,689
Alternative Uses
Best Use
Office B
$119.2K
$104.3K – $139.0K
NOI $8,342 @ 7.0% cap · market cap 6.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$158.3K
$138.5K – $184.7K
NOI $11,081 @ 7.0% cap · market cap 8.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
418
Businesses Nearby
Explore this area
Business Placement
Demographics for 76634, TX
7,313
Population
3,660
Households
2
Avg Household Size
52
Median Age
29%
College-Educated
87%
High-School Grad
284.0 sq mi
ZIP Area
26
Density / Sq Mi
$72,654
Median Household Income
$41,075
Median Earnings
$920
Median Rent
$190,600
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 units - Compact office setting with a kitchenette, bathroom, wraparound porch, and flexible open interior.
Where is this office units located?
The property is located at 414 N Avenue F Clifton, TX.
What is the asking price?
The asking price for this property is $129,900.
What are key features of this property?
This property features: 600 SF building completed in 2024; 0.152‑acre corner lot with 15+ mature pecan trees; Open interior with bathroom and kitchenette
