Highway Flex
New
For Sale
$445,000
4687 E Highway 82, Paris, TX 75462
Existing warehouse improvements with highway access support office, storage, distribution, and service-based business functions.
Property Size8,120 SF
Price / SF$54.80
Days on Market3
Property Features for 4687 E Highway 82
General Information
Standard status
Active
Size
8,120 SF
Property subtype
Warehouse
Building Details
Year Built
1970
Listing Agency:
Century 21 Harvey Properties-P
(903) 785-8484
Listed By:
Rene Jensen · License #0435783
(214) 532-6823
Source:
Lonestarluxuryrealty
Added: Aug 30
Changed: Aug 31
Last Checked: Aug 31 at 2:46PM
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 Century 21 Harvey Properties-P
Investment Insights
Based on property information with market context.
Set on 1.396 acres, this flex property includes an existing warehouse with direct access along Highway 82. The building dates to 1970 and provides a functional base for office operations, storage, distribution, or service-oriented business use.
The site is located at 4687 Highway 82 in Paris, Texas, with highway frontage along a major commercial corridor. The acreage offers room for parking, equipment, or future expansion, while the existing improvements provide immediate utility for a range of business operations.
The site is located at 4687 Highway 82 in Paris, Texas, with highway frontage along a major commercial corridor. The acreage offers room for parking, equipment, or future expansion, while the existing improvements provide immediate utility for a range of business operations.
Key Highlights
- 1.396‑acre commercial property at 4687 Highway 82, Paris, TX 75462
- Existing warehouse improvements with 8,120 square feet of property size
- Highway 82 frontage with direct access along a major commercial corridor
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
$38,489
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
8.65%
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%
$769,780
$769.8K
Cap Rate 7%
$549,843
$549.8K
Cap Rate 9%
$427,656
$427.7K
Market Conditions
NOI Build-Up for 8,120 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
$65.3K $8.04/SF
− Vacancy
−$6.1K −$0.75/SF
EGI
$59.2K $7.29/SF
− OpEx
−$20.7K −$2.55/SF
NOI
$38.5K $4.74/SF
Area
Lamar County, TX
Vacancy
9.30%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
35.00%
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%
$769,780
Cap Rate 7%
$549,843
Cap Rate 9%
$427,656
Alternative Uses
Best Use
Warehouse
$719.0K
$629.1K – $838.9K
NOI $50,331 @ 7.0% cap · market cap 11.31%
Second Best
Industrial
$592.1K
$518.1K – $690.8K
NOI $41,449 @ 7.0% cap · market cap 9.31%
Theoretical Best
Hotel Hospitality
$6.12M
$5.35M – $7.14M
NOI $428,127 @ 7.0% cap · market cap 96.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
336
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75462, TX
12,016
Population
4,717
Households
2.5
Avg Household Size
43
Median Age
29%
College-Educated
90%
High-School Grad
192.7 sq mi
ZIP Area
62
Density / Sq Mi
$72,576
Median Household Income
$41,284
Median Earnings
$961
Median Rent
$226,800
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.
Similar Off Market Nearby
- All Smoke, No Mirrors Barbecue — 4750 Pine Mill Rd, Paris, TX 75462
Frequently Asked Questions
What type of property is this?
Flex space - Existing warehouse improvements with highway access support office, storage, distribution, and service-based business functions.
Where is this flex space located?
The property is located at 4687 E Highway 82 Paris, TX.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: 1.396‑acre commercial property at 4687 Highway 82, Paris, TX 75462; Existing warehouse improvements with 8,120 square feet of property size; Highway 82 frontage with direct access along a major commercial corridor
