Mixed-Use Property with Dog
New
For Sale
$749,900
532 County Road 1110, Decatur, TX 76234
Established dog-care operation with residential space, outdoor play areas, and a climate-controlled support building.
Property Size2,810 SF
Days on Market3
Property Features for 532 County Road 1110
General Information
Standard status
Active
Size
2,810 SF
Property subtype
Commercial
Zoning
unrestricted
Building Details
Building Size
2,810 SF
Year Built
2010
Units
1
Listing Agency:
Massey Krueger Real Estate Svs
(817) 925-2451
Listed By:
Robin Krueger · License #0429237
(817) 925-2451
Source:
Vickiesteam
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 22 at 2:18PM
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 Massey Krueger Real Estate Svs
Investment Insights
Based on property information with market context.
This mixed-use property combines an established dog boarding and daycare business with residential and operational improvements. The 2-acre site includes a 2,800-square-foot, 4-bedroom, 3-bathroom home built in 2010. Interior features include a split-bedroom arrangement, two living areas, a kitchen with island and stainless-steel appliances, stained concrete flooring across most main areas, and substantial storage. The property also has three separate playgrounds, a secured fenced area with an inground pool, and a 1,400-square-foot metal building used for indoor play and rest.
The metal building includes heating and air conditioning, hot water, a bath station, and grooming facilities. The dog boarding and daycare operation was established in 2022 and is offered with inventory, equipment, and business assets. The property is located at 532 County Road 1110 in Decatur, Texas, near Highway 380 between Decatur and Bridgeport. Zoning is unrestricted.
The metal building includes heating and air conditioning, hot water, a bath station, and grooming facilities. The dog boarding and daycare operation was established in 2022 and is offered with inventory, equipment, and business assets. The property is located at 532 County Road 1110 in Decatur, Texas, near Highway 380 between Decatur and Bridgeport. Zoning is unrestricted.
Key Highlights
- 2‑acre mixed‑use property with an established dog boarding and daycare business
- 2,800 SF home with 4 bedrooms and 3 bathrooms, built in 2010
- 1,400 SF metal building with heating, air conditioning, hot water, bath station, and grooming facilities
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
$28,451
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
3.79%
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%
$569,020
$569.0K
Cap Rate 7%
$406,443
$406.4K
Cap Rate 9%
$316,122
$316.1K
Market Conditions
NOI Build-Up for 2,810 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
$50.6K $18.00/SF
− Vacancy
−$5.1K −$1.80/SF
EGI
$45.5K $16.20/SF
− OpEx
−$17.1K −$6.07/SF
NOI
$28.5K $10.13/SF
Area
Wise County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$569,020
Cap Rate 7%
$406,443
Cap Rate 9%
$316,122
Alternative Uses
Best Use
Mixed Use
$406.4K
$355.6K – $474.2K
NOI $28,451 @ 7.0% cap · market cap 3.79%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$2.12M
$1.85M – $2.47M
NOI $148,157 @ 7.0% cap · market cap 19.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 76234, TX
18,755
Population
8,047
Households
2.3
Avg Household Size
40
Median Age
22%
College-Educated
89%
High-School Grad
314.0 sq mi
ZIP Area
60
Density / Sq Mi
$88,083
Median Household Income
$45,137
Median Earnings
$1,358
Median Rent
$304,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Established dog-care operation with residential space, outdoor play areas, and a climate-controlled support building.
Where is this mixed-use property located?
The property is located at 532 County Road 1110 Decatur, TX.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: 2‑acre mixed‑use property with an established dog boarding and daycare business; 2,800 SF home with 4 bedrooms and 3 bathrooms, built in 2010; 1,400 SF metal building with heating, air conditioning, hot water, bath station, and grooming facilities
