Mixed-Use Property With
For Sale
$575,000
7491 State Highway 19 S, Athens, TX 75751
Renovated residences accompany warehouse, workshop, drive-through, and storage improvements along a major state highway.
Property Size13,700 SF
Price / SF$41.97
Days on Market19
Property Features for 7491 State Highway 19 S
General Information
Standard status
Active
Size
13,700 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Warehouse Space
5,000 SF
Self-Storage Units
13
Building Details
Year Built
1946
Buildings
3
Construction
metal
Listing Agency:
Stewart & McGee Real Estate
(903) 292-3339
Listed By:
Danae Oglesby · License #0680162
Source:
Heritance
Added: Aug 10
Changed: Aug 28
Last Checked: Aug 28 at 9:50AM
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 Stewart & McGee Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property combines two renovated residences with 10,500 SF of commercial improvements. The primary residence contains approximately 2,000 SF and was renovated in 2023; the second residence provides 1,200 SF and has its own entrance from SH 19 S. Together, the buildings offer residential, office, and live-work functionality alongside commercial space.
Commercial improvements include a 5,000 SF metal warehouse with 20-foot sidewalls, a 4,000 SF metal building with drive-through access, roll-up bay doors, workshop space, and four individual storage units, plus a 1,500 SF building containing nine storage units. The property is located at 7491 State Highway 19 S outside the Athens city limits, with frontage on SH 19 S and access to Loop 7, Athens, Tyler, Cedar Creek Lake, and East Texas markets.
Commercial improvements include a 5,000 SF metal warehouse with 20-foot sidewalls, a 4,000 SF metal building with drive-through access, roll-up bay doors, workshop space, and four individual storage units, plus a 1,500 SF building containing nine storage units. The property is located at 7491 State Highway 19 S outside the Athens city limits, with frontage on SH 19 S and access to Loop 7, Athens, Tyler, Cedar Creek Lake, and East Texas markets.
Key Highlights
- 13,700 SF property with two renovated residences and commercial improvements
- Primary residence offers approximately 2,000 SF; renovated in 2023
- Second residence provides 1,200 SF with a separate SH 19 S entrance
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
$45,210
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
7.86%
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%
$904,200
$904.2K
Cap Rate 7%
$645,857
$645.9K
Cap Rate 9%
$502,333
$502.3K
Market Conditions
NOI Build-Up for 13,700 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
$82.2K $6.00/SF
− Vacancy
−$9.9K −$0.72/SF
EGI
$72.3K $5.28/SF
− OpEx
−$27.1K −$1.98/SF
NOI
$45.2K $3.30/SF
Area
Henderson County, TX
Vacancy
12.00%
Lease Rate
$6.00 /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%
$904,200
Cap Rate 7%
$645,857
Cap Rate 9%
$502,333
Alternative Uses
Best Use
Office B
$3.27M
$2.86M – $3.82M
NOI $229,160 @ 7.0% cap · market cap 39.85%
Second Best
Warehouse
$1.22M
$1.07M – $1.42M
NOI $85,331 @ 7.0% cap · market cap 14.84%
Theoretical Best
Office A
$4.82M
$4.22M – $5.62M
NOI $337,349 @ 7.0% cap · market cap 58.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
13
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Renovated residences accompany warehouse, workshop, drive-through, and storage improvements along a major state highway.
Where is this mixed-use property located?
The property is located at 7491 State Highway 19 S Athens, TX.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 13,700 SF property with two renovated residences and commercial improvements; Primary residence offers approximately 2,000 SF; renovated in 2023; Second residence provides 1,200 SF with a separate SH 19 S entrance
