Building Details

Building Size 900 SF

Year Built 1990

Listing Agency: Howard Hanna Beverly-Hanks The Ramble at Biltmore Forest

Listed By: Mark Taylor · License #211994 Show Phone

Source: Elliman

Added: Mar 11 Changed: Sep 18 Last Checked: Sep 16 at 4:37PM

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Investment Insights

Based on property information with market context.

This unique 900 sqft 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 presents potential as a retail space, coffee shop, or boutique. The property includes RV parking in the back, a large shed, and a fenced-in back area with a view of the silos. This property represents a long-term investment opportunity in a small town. The buyer is responsible for verifying future uses with the city, as the owner makes no claims. The owner is unaware of the building's age, as the build date on the tax record is not correct.

Key Highlights

• Unique converted 900 sqft building in downtown Rogers, TX
• Potential for retail space, coffee shop, or boutique (buyer to verify with city)
• Great access to shopping and dining in Temple

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

$12,191

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

6.77%

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%

$243,820 $243.8K

Cap Rate 7%

$174,157 $174.2K

Cap Rate 9%

$135,456 $135.5K

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

$18.5K $20.52/SF

− Vacancy

−$1.1K −$1.17/SF

EGI

$17.4K $19.35/SF

− OpEx

−$5.2K −$5.81/SF

NOI

$12.2K $13.55/SF

Area

Bell County, TX

Vacancy

5.70%

Lease Rate

$20.52 /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%

$243,820

Cap Rate 7%

$174,157

Cap Rate 9%

$135,456

Alternative Uses

Best Use

Retail

$174.2K

$152.4K – $203.2K (±1% cap)

NOI $12,191 @ 7.0% cap · market cap 6.77%

Second Best

—

—

no second resolved use

Theoretical Best

Multifamily LT 5

$10.05M

$8.79M – $11.72M (±1% cap)

NOI $703,307 @ 7.0% cap · market cap 390.73%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Retail space

Suggested Use

Top Pick Electrical Service Bakery (Bike/Boat/Book/etc) Store Computer & Electronic Repair Home Appliance Store Storage Facility

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

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

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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What type of property is this? Where is this retail space located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Retail space - Unique 900 sqft building 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 converted 900 sqft building in downtown Rogers, TX; Potential for retail space, coffee shop, or boutique (buyer to verify with city); Great access to shopping and dining in Temple