Live-Work Space with Overhead
For Sale
$449,000
6210 Lamar Road, Reno, TX 75462
COMMERCIAL - Reno, TX
Property Size4,760 SF
Lot Size1.20 Acres
Price / SF$94.33
Days on Market46
Property Features for 6210 Lamar Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C
Parking features
Parking Lot
Subdivision
S31092
Lot features
Corner Lot
Directions
NE Loop 286 to Hwy 82 E to Reno, property on the right side of the road.
Standard status
Active
APN
109507
Size
4,760 SF
Lot size
1.20 Acres
Taxes and HOA fees
Tax Description
Prestonwood Estates, Block B, PT of Lot 1
Tax Annual Amount
6485
Legal Description
Prestonwood Estates, Block B, PT of Lot 1
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2007
Floors in Building
1
Number of units
1
Flooring type
Concrete
Building materials
MetalSiding
Roof type
Metal
Listing Agency:
Glass Land and Home LLC
(903) 785-8457
Listed By:
Bryan Glass · License #0614699
(903) 785-8457
Added: Jun 24
Changed: Aug 4
Last Checked: Aug 8 at 9:06AM
MLS# 21302318
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 live-work property includes approximately 5,000 square feet of commercial space plus a 2,160 square foot living area. The commercial portion features multiple office spaces, a large shop area, and an overhead door for convenient loading and equipment access. The attached residential component offers three bedrooms and three bathrooms, making it well suited for an owner-operator, on-site manager, employee housing, or use as a rental.
The property sits on a 1.2-acre lot on Lamar Avenue/US Highway 82 in Reno, Texas within Lamar County. It was built in 2007 and features metal siding, a metal roof, and concrete flooring. Heating is electric and central, with central air conditioning.
Utilities include public water and public sewer, and parking is provided via a parking lot. The combination of commercial work space and on-site living can support a range of business operations that benefit from highway visibility and practical loading access.
The property sits on a 1.2-acre lot on Lamar Avenue/US Highway 82 in Reno, Texas within Lamar County. It was built in 2007 and features metal siding, a metal roof, and concrete flooring. Heating is electric and central, with central air conditioning.
Utilities include public water and public sewer, and parking is provided via a parking lot. The combination of commercial work space and on-site living can support a range of business operations that benefit from highway visibility and practical loading access.
Key Highlights
- Approximately 5,000 SF commercial space with multiple office areas and a large shop area
- Overhead door for loading and equipment access
- 2,160 SF living area with 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
1
Drive-in doors
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?
Live-work space - Live-work property with office space, a large shop area, and an overhead door for loading and equipment access.
Where is this live-work space 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: Approximately 5,000 SF commercial space with multiple office areas and a large shop area; Overhead door for loading and equipment access; 2,160 SF living area with 3 bedrooms and 3 bathrooms
