Mixed-Use Property with
New
For Sale
$449,000
6210 Lamar Road, Reno, TX 75462
Flexible commercial space with offices, a shop, overhead loading door, and an attached three-bedroom living area.
Property Size4,760 SF
Price / SF$94.33
Days on Market4
Property Features for 6210 Lamar Road
General Information
Standard status
Active
Size
4,760 SF
Property subtype
Commercial
Zoning
C
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
4,760 SF
Year Built
2007
Stories
1
Units
1
Listing Agency:
Glass Land and Home LLC
(903) 517-5889
Listed By:
Bryan Glass · License #0614699
(903) 517-5889
Source:
Cuddrealtyinc
Added: Aug 8
Changed: Aug 10
Last Checked: Aug 11 at 2:13PM
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 Glass Land and Home LLC
Investment Insights
Based on property information with market context.
This mixed-use property combines commercial and residential components in a single 2007-built asset. The business area includes multiple offices, a substantial shop, and an overhead door supporting loading and equipment access. An attached living area provides 3 bedrooms and 3 bathrooms, creating an integrated arrangement for an owner-operator, on-site manager, employee housing, or rental use.
The property is positioned along a highly traveled US Highway 82 corridor with highway exposure and convenient access. C zoning supports its established commercial character. The combination of office, shop, loading, and residential space accommodates business operations that benefit from both functional work areas and on-site living.
The property is positioned along a highly traveled US Highway 82 corridor with highway exposure and convenient access. C zoning supports its established commercial character. The combination of office, shop, loading, and residential space accommodates business operations that benefit from both functional work areas and on-site living.
Key Highlights
- Multiple office spaces paired with a large shop area
- Overhead door provides loading and equipment access
- Attached living area includes 3 bedrooms and 3 bathrooms
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
$41,055
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
9.14%
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%
$821,100
$821.1K
Cap Rate 7%
$586,500
$586.5K
Cap Rate 9%
$456,167
$456.2K
Market Conditions
NOI Build-Up for 4,760 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
$71.4K $15.00/SF
− Vacancy
−$5.7K −$1.20/SF
EGI
$65.7K $13.80/SF
− OpEx
−$24.6K −$5.18/SF
NOI
$41.1K $8.63/SF
Area
Lamar County, TX
Vacancy
8.00%
Lease Rate
$15.00 /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%
$821,100
Cap Rate 7%
$586,500
Cap Rate 9%
$456,167
Alternative Uses
Best Use
Office B
$1.18M
$1.03M – $1.37M
NOI $82,253 @ 7.0% cap · market cap 18.32%
Second Best
Mixed Use
$586.5K
$513.2K – $684.3K
NOI $41,055 @ 7.0% cap · market cap 9.14%
Theoretical Best
Hotel Hospitality
$3.59M
$3.14M – $4.18M
NOI $250,971 @ 7.0% cap · market cap 55.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Explore this area
Business Placement
Demographics for 75462, TX
12,016
Population
4,717
Households
2.5
Avg Household Size
43
Median Age
29%
College-Educated
90%
High-School Grad
192.7 sq mi
ZIP Area
62
Density / Sq Mi
$72,576
Median Household Income
$41,284
Median Earnings
$961
Median Rent
$226,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible commercial space with offices, a shop, overhead loading door, and an attached three-bedroom living area.
Where is this mixed-use property located?
The property is located at 6210 Lamar Road Reno, TX.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Multiple office spaces paired with a large shop area; Overhead door provides loading and equipment access; Attached living area includes 3 bedrooms and 3 bathrooms
