Flex Space With Roll-Up
New
For Sale
$450,000
731 Ferguson Drive, Corsicana, TX 75110
Commercially zoned flex space combines dedicated offices with functional shop space.
Property Size6,000 SF
Price / SF$75
Days on Market2
Property Features for 731 Ferguson Drive
General Information
Standard status
Active
Size
6,000 SF
Property subtype
Commercial
Zoning
Commercial
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Building Details
Building Size
6,000 SF
Year Built
2002
Buildings
1
Stories
1
Units
1
Listing Agency:
Premier Realty
(214) 683-8181
Listed By:
Stormy Hornik · License #0770931
(214) 683-8181
Source:
Cornerstonehomeandranch
Added: Aug 11
Changed: Aug 12
Last Checked: Aug 12 at 5:14AM
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 Premier Realty
Investment Insights
Based on property information with market context.
This commercial flex property includes approximately 6,000 square feet of building area, with dedicated office space and approximately 4,000 square feet of shop space. Seven roll-up doors provide multiple points of access for loading, unloading, and daily operations. The 2002-built facility sits on land enclosed by high chain-link fencing, with room identified for expansion, equipment storage, parking, or additional improvements.
Located in a small industrial area of Corsicana, the property is just off Interstate 45 and U.S. Highway 287. Its configuration brings together office, shop, and secured exterior areas within a single commercial facility. Commercial zoning supports the property’s established business setting.
Located in a small industrial area of Corsicana, the property is just off Interstate 45 and U.S. Highway 287. Its configuration brings together office, shop, and secured exterior areas within a single commercial facility. Commercial zoning supports the property’s established business setting.
Key Highlights
- Approximately 6,000 square feet of building area
- Approximately 4,000 sf of functional shop space
- Seven (7) roll‑up doors
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
$38,483
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
8.55%
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%
$769,660
$769.7K
Cap Rate 7%
$549,757
$549.8K
Cap Rate 9%
$427,589
$427.6K
Market Conditions
NOI Build-Up for 6,000 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
$60.5K $10.08/SF
− Vacancy
−$5.5K −$0.92/SF
EGI
$55.0K $9.16/SF
− OpEx
−$16.5K −$2.75/SF
NOI
$38.5K $6.41/SF
Area
Navarro County, TX
Vacancy
9.10%
Lease Rate
$10.08 /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%
$769,660
Cap Rate 7%
$549,757
Cap Rate 9%
$427,589
Alternative Uses
Best Use
Office B
$1.43M
$1.25M – $1.67M
NOI $100,362 @ 7.0% cap · market cap 22.30%
Second Best
Warehouse
$659.5K
$577.1K – $769.4K
NOI $46,164 @ 7.0% cap · market cap 10.26%
Theoretical Best
Multifamily LT 5
$65.92M
$57.68M – $76.90M
NOI $4,614,139 @ 7.0% cap · market cap 1,025.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
125
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75110, TX
30,336
Population
11,980
Households
2.5
Avg Household Size
35
Median Age
17%
College-Educated
77%
High-School Grad
137.5 sq mi
ZIP Area
221
Density / Sq Mi
$53,053
Median Household Income
$29,804
Median Earnings
$1,043
Median Rent
$169,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Commercially zoned flex space combines dedicated offices with functional shop space.
Where is this flex space located?
The property is located at 731 Ferguson Drive Corsicana, TX.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Approximately 6,000 square feet of building area; Approximately 4,000 sf of functional shop space; Seven (7) roll‑up doors
