Mixed-Use Stone Building with
For Sale
$1,500,000
55 Heritage Road, Gordonville, TX 76245
CommercialSale, Gordonville, TX
Property Size4,000 SF
Lot Size8.10 Acres
Price / SF$375
Days on Market94
Property Features for 55 Heritage Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Carport, Covered, Driveway
Security features
Security
Lot features
Acreage, Back Yard, Cleared, Corner Lot, Lawn, Landscaped, Pond On Lot, Many Trees, Few Trees
Directions
North on HWY 377 through Whitesboro, pass under HWY 82 keep going north, property will be on the left after HWY 901 turn off at the corner of HWY 377 and Heritage Road.
Standard status
Active
APN
111448
Lot size
8.10 Acres
Taxes and HOA fees
Tax Description
G-1393 YGLESIAS DIONISIO A-G1393, ACRES 8.099
Tax Annual Amount
10849
Legal Description
G-1393 YGLESIAS DIONISIO A-G1393, ACRES 8.099
Utilities
Sewer type
Private Sewer, Septic Tank, Aerobic Septic
Heating system
Electric (Heating), Central
Cooling system
Ceiling Fan(s), Central Air, Electric
Water source
Well
Amenities
conference room
security system
Building Details
Year built
1985
Floors in Building
1
Number of units
1
Flooring type
Concrete
Building materials
Block, Rock, Stone
Roof type
Composition
Listing Agency:
Southernlifeliving.com
(940) 390-3911
Listed By:
Laura Bradley · License #0617941
(940) 686-5233
Added: Jun 26
Changed: Sep 16
Last Checked: Sep 27 at 2:06AM
MLS# 21311961
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.
This mixed-use property combines professional office space with a residential component in an approximately 4,000-square-foot stone building constructed in 1985. The office area includes three private offices, a conference room, two bathrooms, flex space, and a large garage. The residential portion contains two bedrooms, one bathroom, a full kitchen, and additional work areas. A recently installed composition roof, spray foam insulation along the roofline, central heating and cooling, and a camera-equipped security system are also included.
The property covers 8.099 acres at 55 Heritage Road in Gordonville, with more than 870 feet of frontage along Highway 377. Exterior features include two stocked ponds, a fenced yard, two water wells for irrigation, co-op water, covered parking, and room for expansion or additional operations. The site is outside city limits and has no zoning restrictions stated in the property information.
The property covers 8.099 acres at 55 Heritage Road in Gordonville, with more than 870 feet of frontage along Highway 377. Exterior features include two stocked ponds, a fenced yard, two water wells for irrigation, co-op water, covered parking, and room for expansion or additional operations. The site is outside city limits and has no zoning restrictions stated in the property information.
Key Highlights
- 8.099‑acre mixed‑use property with more than 870 feet of Highway 377 frontage
- Approximately 4,000‑square‑foot stone building constructed in 1985
- Office area includes 3 private offices, conference room, 2 bathrooms, flex space, and garage
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
$66,908
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
4.46%
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%
$1,338,160
$1.3M
Cap Rate 7%
$955,829
$955.8K
Cap Rate 9%
$743,422
$743.4K
Market Conditions
NOI Build-Up for 4,000 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
$122.9K $30.72/SF
− Vacancy
−$33.7K −$8.42/SF
EGI
$89.2K $22.30/SF
− OpEx
−$22.3K −$5.58/SF
NOI
$66.9K $16.73/SF
Area
Grayson County, TX
Vacancy
27.40%
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%
$1,338,160
Cap Rate 7%
$955,829
Cap Rate 9%
$743,422
Alternative Uses
Best Use
Office B
$955.8K
$836.4K – $1.12M
NOI $66,908 @ 7.0% cap · market cap 4.46%
Second Best
Mixed Use
$565.7K
$495.0K – $660.0K
NOI $39,600 @ 7.0% cap · market cap 2.64%
Theoretical Best
Hotel Hospitality
$2.05M
$1.80M – $2.39M
NOI $143,640 @ 7.0% cap · market cap 9.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Explore this area
Business Placement
Demographics for 76245, TX
1,954
Population
1,408
Households
1.4
Avg Household Size
55
Median Age
22%
College-Educated
87%
High-School Grad
24.2 sq mi
ZIP Area
81
Density / Sq Mi
$75,391
Median Household Income
$32,885
Median Earnings
$840
Median Rent
$196,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Office and residential components share a flexible commercial building with highway exposure and expansion area.
Where is this mixed-use property located?
The property is located at 55 Heritage Road Gordonville, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 8.099‑acre mixed‑use property with more than 870 feet of Highway 377 frontage; Approximately 4,000‑square‑foot stone building constructed in 1985; Office area includes 3 private offices, conference room, 2 bathrooms, flex space, and garage
