Denison Industrial Property with Expansion
For Sale
$1,900,000
613 S Armstrong Avenue, Denison, TX 75020
Versatile industrial property with expansion lots in Denison, Texas.
Property Size14,730 SF
Lot Size0.69 Acres
Price / SF$126.67
Days on Market82
Property Features for 613 S Armstrong Avenue
General Information
Standard status
Active
Size
14,730 SF
Lot size
0.69 Acres
Property subtype
Commercial
Zoning
Commercial, Residential
Building Details
Building Size
14,730 SF
Year Built
1975
Stories
1
Units
1
Listing Agency:
Easy Life Realty
(903) 814-2689
Listed By:
Lisa Hitchcock · License #0611932
(903) 814-2689
Source:
Signaturere
Added: May 19
Changed: Aug 8
Last Checked: May 19 at 8:54PM
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 Easy Life Realty
Investment Insights
Based on property information with market context.
Located at 613 S. Armstrong Avenue in Denison's industrial corridor, this commercial property offers visibility and growth potential. The property features a new TPO roof with poly-iso insulation and a newly constructed 1,500-square-foot storefront or office space, complemented by a modern exterior. Zoned light industrial, the property is suitable for manufacturing, distribution, storage, or service operations. Its location on Hwy 91 and Armstrong Avenue provides access to Hwy 75, Hwy 81, and downtown Denison. The property includes an expansive storage yard and a flexible layout suitable for equipment storage, fleet parking, fabrication, or warehousing. The sale includes two additional lots across the alley, each approximately 0.344 acres, offering expansion potential. The property is 15000 square feet.
Key Highlights
- Strategic location on highly traveled Hwy 91 and Armstrong Avenue with quick access to Hwy 75, Hwy 81, and downtown Denison.
- Includes two additional lots (approximately .344 acres each) across the alley for expansion.
- Brand‑new TPO roof with poly‑iso insulation.
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
$94,884
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
4.99%
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%
$1,897,680
$1.9M
Cap Rate 7%
$1,355,486
$1.4M
Cap Rate 9%
$1,054,267
$1.1M
Market Conditions
NOI Build-Up for 15,000 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
$122.4K $8.16/SF
− Vacancy
−$10.8K −$0.72/SF
EGI
$111.6K $7.44/SF
− OpEx
−$16.7K −$1.12/SF
NOI
$94.9K $6.33/SF
Area
Grayson County, TX
Vacancy
8.80%
Lease Rate
$8.16 /SF/Yr
Expense Ratio
15.00%
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%
$1,897,680
Cap Rate 7%
$1,355,486
Cap Rate 9%
$1,054,267
Alternative Uses
Best Use
Warehouse
$1.36M
$1.19M – $1.58M
NOI $94,884 @ 7.0% cap · market cap 4.99%
Second Best
Industrial
$1.12M
$976.8K – $1.30M
NOI $78,140 @ 7.0% cap · market cap 4.11%
Theoretical Best
Hotel Hospitality
$7.69M
$6.73M – $8.98M
NOI $538,650 @ 7.0% cap · market cap 28.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
191
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?
Manufacturing property - Versatile industrial property with expansion lots in Denison, Texas.
Where is this manufacturing property located?
The property is located at 613 S Armstrong Avenue Denison, TX.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: Strategic location on highly traveled Hwy 91 and Armstrong Avenue with quick access to Hwy 75, Hwy 81, and downtown Denison.; Includes two additional lots (approximately .344 acres each) across the alley for expansion.; Brand‑new TPO roof with poly‑iso insulation.
