Downtown Rogers Retail
For Sale
$180,000
8 W Mesquite Ave, Rogers, TX 76569
Unique 900 SF property suitable for retail or residential use.
Property Size900 SF
Lot Size0.08 Acres
Days on Market269
Property Features for 8 W Mesquite Ave
General Information
Standard status
Active
Size
900 SF
Lot size
0.08 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$1,886
Building Details
Building Size
900 SF
Year Built
1990
Listing Agency:
Howard Hanna Beverly-Hanks The Ramble at Biltmore Forest
(512) 940-3948
Listed By:
Mark Taylor · License #211994
(512) 940-3948
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 11
Last Checked: Aug 24 at 8:51AM
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 Howard Hanna Beverly-Hanks The Ramble at Biltmore Forest
Investment Insights
Based on property information with market context.
This unique 900 square foot property is located in downtown Rogers, Texas, offering convenient access to Temple, known for its shopping and dining options. The building has been converted into a one-bedroom, one-bath apartment with a kitchenette. It is suitable for retail space, a coffee shop, or a boutique. The property includes RV parking in the back, a large shed, and a fenced-in back area overlooking silos. It presents a long-term investment opportunity in a small town. Buyers should verify future uses with the city, as the owner makes no claims. The owner is also unaware of the building's age, as the build date on the tax record is not correct.
Key Highlights
- Unique 900 sqft converted building suitable for residential or commercial use such as retail space, coffee shop, or boutique.
- Excellent access to shopping and dining in nearby Temple, TX.
- RV parking available in the back of the property.
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
$15,921
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
8.85%
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%
$318,420
$318.4K
Cap Rate 7%
$227,443
$227.4K
Cap Rate 9%
$176,900
$176.9K
Market Conditions
NOI Build-Up for 900 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
$22.5K $24.96/SF
− Vacancy
−$1.2K −$1.37/SF
EGI
$21.2K $23.59/SF
− OpEx
−$5.3K −$5.90/SF
NOI
$15.9K $17.69/SF
Area
Bell County, TX
Vacancy
5.50%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
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%
$318,420
Cap Rate 7%
$227,443
Cap Rate 9%
$176,900
Alternative Uses
Best Use
Specialty Retail
$227.4K
$199.0K – $265.4K
NOI $15,921 @ 7.0% cap · market cap 8.85%
Second Best
Retail
$174.2K
$152.4K – $203.2K
NOI $12,191 @ 7.0% cap · market cap 6.77%
Theoretical Best
Multifamily LT 5
$10.05M
$8.79M – $11.72M
NOI $703,307 @ 7.0% cap · market cap 390.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
17k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 89%
Dining 11%
Dollar General
Shops & Services
6,148 visits/mo
0.2 miles
Exxon
Shops & Services
5,781 visits/mo
0.1 miles
Valero Energy
Shops & Services
2,946 visits/mo
0.4 miles
Krispy Krunchy Chicken
Dining
1,808 visits/mo
0.1 miles
Demographics for 76569, TX
2,661
Population
1,065
Households
2.5
Avg Household Size
39
Median Age
19%
College-Educated
92%
High-School Grad
95.7 sq mi
ZIP Area
28
Density / Sq Mi
$72,400
Median Household Income
$36,887
Median Earnings
$912
Median Rent
$118,500
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Unique 900 SF property suitable for retail or residential use.
Where is this retail space located?
The property is located at 8 W Mesquite Ave Rogers, TX.
What is the asking price?
The asking price for this property is $180,000.
What are key features of this property?
This property features: Unique 900 sqft converted building suitable for residential or commercial use such as retail space, coffee shop, or boutique.; Excellent access to shopping and dining in nearby Temple, TX.; RV parking available in the back of the property.
