Flex Space with Six Bay
For Sale
$495,000
707 E Avenue C, Valley Mills, TX 76689
Combination storefront, offices, and warehouse area supports retail, light industrial, or storage operations.
Property Size4,450 SF
Days on Market39
Property Features for 707 E Avenue C
General Information
Standard status
Active
Size
4,450 SF
Property subtype
Commercial
Zoning
Commercial - Buyer to verify - The city
Building Details
Building Size
4,450 SF
Year Built
2001
Stories
2
Units
2
Listing Agency:
Twin Bends, LLC
(254) 709-9247
Listed By:
Seth Fortenberry · License #0805834
(254) 709-9247
Source:
1111brokerage
Added: Jul 22
Changed: Aug 28
Last Checked: Aug 28 at 11:30AM
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 Twin Bends, LLC
Investment Insights
Based on property information with market context.
Located at 707 E Avenue C in Valley Mills, Texas, this 4,450-square-foot flex property was built in 2001 and combines storefront space with dedicated offices and a substantial warehouse area. The configuration accommodates retail, light industrial, and storage uses within one commercial building.
Six bay doors provide loading and unloading access for routine movement of goods and materials. The storefront offers street-facing exposure, while the separate office component supports administrative functions alongside warehouse operations. The property previously operated as the Valley Mills Feed and Hardware Store, adding context to its commercial layout without limiting its current use potential.
Six bay doors provide loading and unloading access for routine movement of goods and materials. The storefront offers street-facing exposure, while the separate office component supports administrative functions alongside warehouse operations. The property previously operated as the Valley Mills Feed and Hardware Store, adding context to its commercial layout without limiting its current use potential.
Key Highlights
- 4,450 SF flex property built in 2001
- Six bay doors support loading and unloading
- Includes storefront, dedicated office space, and warehouse area
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
$44,793
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
9.05%
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%
$895,860
$895.9K
Cap Rate 7%
$639,900
$639.9K
Cap Rate 9%
$497,700
$497.7K
Market Conditions
NOI Build-Up for 4,450 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
$77.4K $17.40/SF
− Vacancy
−$8.5K −$1.91/SF
EGI
$68.9K $15.49/SF
− OpEx
−$24.1K −$5.42/SF
NOI
$44.8K $10.07/SF
Area
Bosque County, TX
Vacancy
11.00%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
35.00%
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%
$895,860
Cap Rate 7%
$639,900
Cap Rate 9%
$497,700
Alternative Uses
Best Use
Retail
$740.8K
$648.2K – $864.3K
NOI $51,855 @ 7.0% cap · market cap 10.48%
Second Best
Flex RnD
$639.9K
$559.9K – $746.6K
NOI $44,793 @ 7.0% cap · market cap 9.05%
Theoretical Best
Office A
$1.17M
$1.03M – $1.37M
NOI $82,183 @ 7.0% cap · market cap 16.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76689, TX
3,991
Population
1,782
Households
2.2
Avg Household Size
42
Median Age
20%
College-Educated
91%
High-School Grad
223.9 sq mi
ZIP Area
18
Density / Sq Mi
$76,250
Median Household Income
$46,881
Median Earnings
$1,135
Median Rent
$228,800
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?
Flex space - Combination storefront, offices, and warehouse area supports retail, light industrial, or storage operations.
Where is this flex space located?
The property is located at 707 E Avenue C Valley Mills, TX.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 4,450 SF flex property built in 2001; Six bay doors support loading and unloading; Includes storefront, dedicated office space, and warehouse area
