Two-Parcel Mixed-Use
For Sale
Contact for pricing
4827 N Hwy 91, Denison, TX 75020
Two fenced parcels provide separate buildings, septic systems, and CoOp water service.
Property Size5,920 SF
Price / SF$88.68
Days on Market51
Property Features for 4827 N Hwy 91
General Information
Standard status
Active
Size
5,920 SF
Property subtype
Industrial, Mixed Use, Land
Zoning
Commercial
Building Details
Buildings
3
Listing Agency:
Frazier Commercial Real Estate
(940) 566-7005
Listed By:
Tyler Edwards · License #738737
Source:
Crexi
Added: Jul 13
Changed: Aug 31
Last Checked: Aug 31 at 1:32AM
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 Frazier Commercial Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property combines two separate parcels totaling 2.00+/- acres and 5,920 SF across three buildings. The parcel at 4827 N Hwy 91 contains approximately 1 acre and a 2,640 SF building within city limits. It is commercially zoned and includes Hwy 91 frontage, a pipe-fenced yard, septic service, and CoOp water.
The second approximately 1-acre parcel at 4614 Stinson Rd is outside city limits and includes two buildings with 3,280 SF combined. This tract also has Hwy 91 frontage, along with a chain-link fenced yard, septic system, and CoOp water. The property is less than 0.5 miles from Hwy 75 and approximately 1.5 miles from Denison Dam and Lake Texoma.
The second approximately 1-acre parcel at 4614 Stinson Rd is outside city limits and includes two buildings with 3,280 SF combined. This tract also has Hwy 91 frontage, along with a chain-link fenced yard, septic system, and CoOp water. The property is less than 0.5 miles from Hwy 75 and approximately 1.5 miles from Denison Dam and Lake Texoma.
Key Highlights
- Two parcels totaling 2.00+/- acres
- Three buildings with 5,920 SF of total space
- 4827 N Hwy 91 includes a 2,640 SF building on approximately 1 acre
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
$30,839
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
5.87%
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%
$616,780
$616.8K
Cap Rate 7%
$440,557
$440.6K
Cap Rate 9%
$342,656
$342.7K
Market Conditions
NOI Build-Up for 5,920 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
$48.3K $8.16/SF
− Vacancy
−$4.3K −$0.72/SF
EGI
$44.1K $7.44/SF
− OpEx
−$13.2K −$2.23/SF
NOI
$30.8K $5.21/SF
Area
Grayson County, TX
Vacancy
8.80%
Lease Rate
$8.16 /SF/Yr
Expense Ratio
30.00%
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%
$616,780
Cap Rate 7%
$440,557
Cap Rate 9%
$342,656
Alternative Uses
Best Use
Mixed Use
$837.3K
$732.6K – $976.8K
NOI $58,608 @ 7.0% cap · market cap 11.16%
Second Best
Industrial
$440.6K
$385.5K – $514.0K
NOI $30,839 @ 7.0% cap · market cap 5.87%
Theoretical Best
Hotel Hospitality
$3.04M
$2.66M – $3.54M
NOI $212,587 @ 7.0% cap · market cap 40.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
105
Businesses Nearby
Explore this area
Business Placement
Demographics for 75020, TX
23,782
Population
10,802
Households
2.2
Avg Household Size
42
Median Age
19%
College-Educated
90%
High-School Grad
61.0 sq mi
ZIP Area
390
Density / Sq Mi
$66,308
Median Household Income
$38,656
Median Earnings
$1,136
Median Rent
$187,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two fenced parcels provide separate buildings, septic systems, and CoOp water service.
Where is this mixed-use property located?
The property is located at 4827 N Hwy 91 Denison, TX.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Two parcels totaling 2.00+/- acres; Three buildings with 5,920 SF of total space; 4827 N Hwy 91 includes a 2,640 SF building on approximately 1 acre
