Town and Country Self
For Sale
Contact for pricing
591 Pinson Rd, Forney, TX 75126
Value-add self-storage facility in Forney, TX with expansion potential.
Property Size20,163 SF
Lot Size1.27 Acres
Price / SF$79.11
Days on Market186
Property Features for 591 Pinson Rd
General Information
Standard status
Active
Size
20,163 SF
Lot size
1.27 Acres
Property subtype
Industrial, Self Storage
Occupancy
67%
Lease Type
Gross
Net Operating Income
$71,520
Building Details
Year Built
1989
Year Renovated
1993
Buildings
8
Stories
1
Units
204
Tenancy
Multi
Listing Agency:
Calvary Realty
(760) 534-8135
Listed By:
Brandon Robinson · License #CA 01787727
Source:
Crexi
Added: Feb 17
Changed: Aug 8
Last Checked: Aug 8 at 6:31AM
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 Calvary Realty
Investment Insights
Based on property information with market context.
Town and Country Self Storage is a self-storage facility located at 591 Pinson Rd, Forney, TX 75126. Situated within the Dallas–Fort Worth–Arlington MSA, the property offers a value-add opportunity. Constructed in 1989 and 1993, the facility comprises eight single-story metal and steel buildings, totaling 20,163 enclosed square feet. It includes 204 units and sits on 1.27 acres. The property's current physical occupancy is 67%, suggesting potential for increased occupancy and operational improvements. An adjacent lot is available for purchase, presenting an opportunity for future expansion. The property is located near Highway 80, with a daily traffic count of approximately 12,628 vehicles. The surrounding area includes 20 housing developments within a five-mile radius, with an annual population growth rate approaching 5%. The area has 6.58 square feet per capita within a one-mile radius.
Key Highlights
- Value‑add opportunity with significant upside potential through operational improvements and increased occupancy from the current 67%.
- Located within the Dallas–Fort Worth–Arlington MSA, the fourth‑largest metropolitan area in the United States.
- Offered at an attractive price per square foot of $79.11.
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
$129,752
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
8.13%
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%
$2,595,040
$2.6M
Cap Rate 7%
$1,853,600
$1.9M
Cap Rate 9%
$1,441,689
$1.4M
Market Conditions
NOI Build-Up for 20,163 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
$200.8K $9.96/SF
− Vacancy
−$15.5K −$0.77/SF
EGI
$185.4K $9.19/SF
− OpEx
−$55.6K −$2.76/SF
NOI
$129.8K $6.44/SF
Area
Kaufman County, TX
Vacancy
7.70%
Lease Rate
$9.96 /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%
$2,595,040
Cap Rate 7%
$1,853,600
Cap Rate 9%
$1,441,689
Alternative Uses
Best Use
Self Storage
$2.71M
$2.37M – $3.16M
NOI $189,423 @ 7.0% cap · market cap 11.88%
Second Best
Industrial
$1.85M
$1.62M – $2.16M
NOI $129,752 @ 7.0% cap · market cap 8.13%
Theoretical Best
Multifamily LT 5
$253.76M
$222.04M – $296.05M
NOI $17,763,230 @ 7.0% cap · market cap 1,113.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
789
Businesses Nearby
Explore this area
Business Placement
Demographics for 75126, TX
64,573
Population
24,316
Households
2.7
Avg Household Size
32
Median Age
36%
College-Educated
92%
High-School Grad
81.6 sq mi
ZIP Area
791
Density / Sq Mi
$104,001
Median Household Income
$55,453
Median Earnings
$1,930
Median Rent
$337,200
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?
Self storage facility - Value-add self-storage facility in Forney, TX with expansion potential.
Where is this self storage facility located?
The property is located at 591 Pinson Rd Forney, TX.
What is the asking price?
The asking price for this property is $1,595,000.
What are key features of this property?
This property features: Value‑add opportunity with significant upside potential through operational improvements and increased occupancy from the current 67%.; Located within the Dallas–Fort Worth–Arlington MSA, the fourth‑largest metropolitan area in the United States.; Offered at an attractive price per square foot of $79.11.
