Flex Property with
New
For Sale
$495,000
707 E Avenue C, Valley Mills, TX 76689
Office and loading improvements support retail, storage, or light industrial operations.
Property Size4,450 SF
Price / SF$111.24
Days on Market2
Property Features for 707 E Avenue C
General Information
Standard status
Active
Size
4,450 SF
Building Details
Year Built
2001
Listing Agency:
Twin Bends, LLC
Listed By:
Seth Fortenberry · License #0805834
(254) 723-1248
Source:
Heritance
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 3 at 2:20AM
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 Twin Bends, LLC
Investment Insights
Based on property information with market context.
Built in 2001, this 4,450-square-foot flex property combines a customer-facing storefront with dedicated office space and a substantial warehouse area. The configuration supports retail, light industrial, and storage operations within one commercial building.
Six bay doors provide direct loading and unloading access for receiving, distribution, and day-to-day material handling. The property is located at 707 E Avenue C in Valley Mills, Texas, and previously operated as the Valley Mills Feed and Hardware Store.
Six bay doors provide direct loading and unloading access for receiving, distribution, and day-to-day material handling. The property is located at 707 E Avenue C in Valley Mills, Texas, and previously operated as the Valley Mills Feed and Hardware Store.
Key Highlights
- 4,450‑square‑foot flex property at 707 E Avenue C, Valley Mills, TX 76689
- Built in 2001
- Storefront area with dedicated office space
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 - Office and loading improvements support retail, storage, or light industrial 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‑square‑foot flex property at 707 E Avenue C, Valley Mills, TX 76689; Built in 2001; Storefront area with dedicated office space
