Flexible Commercial Building with Bay
For Sale
Contact for pricing
821 Main Street, Belton, TX 76513
Adaptable commercial space with storefront presentation, drive-in access, covered parking, and a fenced side area.
Property Size1,935 SF
Price / SF$180.88
Days on Market28
Property Features for 821 Main Street
General Information
Standard status
Active
Size
1,935 SF
Class
C
Property subtype
Retail, Office, Industrial
Zoning
CH- Commercial Highway
Building Details
Year Built
1985
Units
1
Listing Agency:
Colt Real Estate Group
(254) 289-7163
Listed By:
James Switzer · License #707502
Source:
Crexi
Added: Jul 30
Changed: Aug 14
Last Checked: Aug 26 at 6:37PM
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 Colt Real Estate Group
Investment Insights
Based on property information with market context.
This 1,935-square-foot flex space, built in 1985, combines a storefront entrance with a large display window and a dedicated reception or office area. Multiple drive-in garage doors support loading and service functions, while concrete floors and separate work and storage areas provide a practical operating layout. The interior can accommodate varied room configurations.
The property is positioned on Main Street in Belton, minutes from UMHB and downtown. Zoning is CH—Commercial Highway. Exterior features include front parking beneath a covered canopy and a fenced side area. The configuration supports retail, office, light industrial, auto or service, workshop, contractor, and e-commerce or warehousing uses identified in the property information.
The property is positioned on Main Street in Belton, minutes from UMHB and downtown. Zoning is CH—Commercial Highway. Exterior features include front parking beneath a covered canopy and a fenced side area. The configuration supports retail, office, light industrial, auto or service, workshop, contractor, and e-commerce or warehousing uses identified in the property information.
Key Highlights
- 1,935‑square‑foot flex space built in 1985
- CH—Commercial Highway zoning
- Multiple drive‑in garage doors for loading or service access
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
$26,210
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
7.49%
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%
$524,200
$524.2K
Cap Rate 7%
$374,429
$374.4K
Cap Rate 9%
$291,222
$291.2K
Market Conditions
NOI Build-Up for 1,935 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
$39.7K $20.52/SF
− Vacancy
−$2.3K −$1.17/SF
EGI
$37.4K $19.35/SF
− OpEx
−$11.2K −$5.81/SF
NOI
$26.2K $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%
$524,200
Cap Rate 7%
$374,429
Cap Rate 9%
$291,222
Alternative Uses
Best Use
Retail
$374.4K
$327.6K – $436.8K
NOI $26,210 @ 7.0% cap · market cap 7.49%
Second Best
Flex RnD
$338.5K
$296.2K – $394.9K
NOI $23,693 @ 7.0% cap · market cap 6.77%
Theoretical Best
Multifamily LT 5
$21.60M
$18.90M – $25.20M
NOI $1,512,110 @ 7.0% cap · market cap 432.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
163
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 76513, TX
43,698
Population
16,004
Households
2.7
Avg Household Size
36
Median Age
33%
College-Educated
89%
High-School Grad
108.3 sq mi
ZIP Area
403
Density / Sq Mi
$82,366
Median Household Income
$38,428
Median Earnings
$1,216
Median Rent
$260,200
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 - Adaptable commercial space with storefront presentation, drive-in access, covered parking, and a fenced side area.
Where is this flex space located?
The property is located at 821 Main Street Belton, TX.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 1,935‑square‑foot flex space built in 1985; CH—Commercial Highway zoning; Multiple drive‑in garage doors for loading or service access
