Church/Flex/Industrial Building and
For Sale
Contact for pricing
6467 FM2494, Athens, TX 75751
44,300 SF building on approximately 5.23 acres in Athens.
Property Size44,300 SF
Lot Size5.23 Acres
Price / SF$89.16
Days on Market669
Property Features for 6467 FM2494
General Information
Standard status
Active
Size
44,300 SF
Class
B
Lot size
5.23 Acres
Property subtype
Industrial, Mixed Use, Special Purpose
Zoning
Outside City Limits
Investment Type
Owner/User
Building Details
Year Built
1980
Buildings
1
Stories
2
Listing Agency:
Landbridge Commercial Properties
Listed By:
Don E. Carroll · License #TX 0426883
(903) 561-9527
Source:
Crexi
Added: Nov 7, 2024
Changed: Sep 5
Last Checked: Sep 7 at 5:20AM
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 Landbridge Commercial Properties
Investment Insights
Based on property information with market context.
This property includes a church, flex, and industrial building situated on approximately 5.23 acres. The building has approximately 44,300 square feet of space distributed across two floors. The property is located in Athens, Texas, which is positioned on US Hwy 31, State Hwy 19, and Hwy 175. Athens is 36 miles west of Tyler, 34 miles north of Palestine, and 68 miles southeast of Dallas, and 24 miles south of I-20. The location provides connectivity to middle and East Texas via federal, state, and county roads. It is approximately an hour's drive from the 5th largest metroplex in the U.S. The nearest commercial airport is located in Tyler, Smith County, Texas.
Key Highlights
- Approx. 44,300 sq ft building
- Approx. 5.23 acre land area
- Flex/Industrial/Church Property Type
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
$230,015
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
5.82%
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%
$4,600,300
$4.6M
Cap Rate 7%
$3,285,929
$3.3M
Cap Rate 9%
$2,555,722
$2.6M
Market Conditions
NOI Build-Up for 44,300 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
$361.5K $8.16/SF
− Vacancy
−$32.9K −$0.74/SF
EGI
$328.6K $7.42/SF
− OpEx
−$98.6K −$2.23/SF
NOI
$230.0K $5.19/SF
Area
Henderson County, TX
Vacancy
9.10%
Lease Rate
$8.16 /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%
$4,600,300
Cap Rate 7%
$3,285,929
Cap Rate 9%
$2,555,722
Alternative Uses
Best Use
Flex RnD
$6.66M
$5.83M – $7.77M
NOI $466,479 @ 7.0% cap · market cap 11.81%
Second Best
Industrial
$3.29M
$2.88M – $3.83M
NOI $230,015 @ 7.0% cap · market cap 5.82%
Theoretical Best
Office A
$15.58M
$13.64M – $18.18M
NOI $1,090,843 @ 7.0% cap · market cap 27.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Explore this area
Business Placement
Demographics for 75751, TX
17,100
Population
7,432
Households
2.3
Avg Household Size
39
Median Age
20%
College-Educated
85%
High-School Grad
180.4 sq mi
ZIP Area
95
Density / Sq Mi
$71,524
Median Household Income
$31,897
Median Earnings
$1,063
Median Rent
$205,200
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?
Church & religious facility - 44,300 SF building on approximately 5.23 acres in Athens.
Where is this church & religious facility located?
The property is located at 6467 FM2494 Athens, TX.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: Approx. 44,300 sq ft building; Approx. 5.23 acre land area; Flex/Industrial/Church Property Type
