Climate-Controlled Self-Storage
For Sale
$103,000
853 Main Street Unit A2, Lake Dallas, TX 75065
Enclosed ownership unit with RV hookups, electrical service, plumbing, and secure access for storage and maintenance.
Property Size612 SF
Price / SF$168.30
Days on Market10
Property Features for 853 Main Street Unit A2
General Information
Standard status
Active
Size
612 SF
Property subtype
Industrial
Warehouse & Industrial
Drive-In Doors
1
Power
110 amps
Sprinkler System
Yes
Additional Details
Utilities to Site
Yes
Amenities
private clubhouse
24-7 access
comprehensive security
high-pressure power washer
Building Details
Year Built
2003
Listing Agency:
Team Clary Realty, Inc
(210) 723-1702
Listed By:
Rene Jensen · License #0720823
(214) 532-6823
Source:
Lonestarluxuryrealty
Added: Aug 13
Changed: Aug 21
Last Checked: Aug 22 at 4:13AM
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 Team Clary Realty, Inc
Investment Insights
Based on property information with market context.
This private, fully enclosed storage suite is designed for RVs, luxury vehicles, and other climate-sensitive storage needs. The 612-square-foot unit includes 50-amp RV hookups, 110-amp electrical service, built-in plumbing, multiple 120V outlets, epoxy flooring, and a dedicated outdoor sewage dump. Lennox split HVAC systems provide climate control, while a secure garage door with opener, water faucet, and fire water-suppression system support day-to-day use. Structure coverage is included.
Ownership includes 24-7 facility access, comprehensive security, and use of an on-site high-pressure power washer with soap for vehicle washing and detailing. A private clubhouse provides additional space for relaxing, gatherings, or business meetings. The property is located at 853 Main Street Unit A2 in Lake Dallas, near major highways and travel corridors. Six additional units are available for purchase, and the unit may also be used as an income-producing investment.
Ownership includes 24-7 facility access, comprehensive security, and use of an on-site high-pressure power washer with soap for vehicle washing and detailing. A private clubhouse provides additional space for relaxing, gatherings, or business meetings. The property is located at 853 Main Street Unit A2 in Lake Dallas, near major highways and travel corridors. Six additional units are available for purchase, and the unit may also be used as an income-producing investment.
Key Highlights
- 612‑square‑foot private, fully enclosed storage suite
- 50‑amp RV hookups and 110‑amp electrical service
- Lennox split HVAC systems for year‑round climate control
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
$5,768
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
5.60%
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%
$115,360
$115.4K
Cap Rate 7%
$82,400
$82.4K
Cap Rate 9%
$64,089
$64.1K
Market Conditions
NOI Build-Up for 612 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
$8.8K $14.40/SF
− Vacancy
−$573 −$0.94/SF
EGI
$8.2K $13.46/SF
− OpEx
−$2.5K −$4.04/SF
NOI
$5.8K $9.42/SF
Area
Denton County, TX
Vacancy
6.50%
Lease Rate
$14.40 /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%
$115,360
Cap Rate 7%
$82,400
Cap Rate 9%
$64,089
Alternative Uses
Best Use
Self Storage
$82.4K
$72.1K – $96.1K
NOI $5,768 @ 7.0% cap · market cap 5.60%
Second Best
Warehouse
$54.5K
$47.7K – $63.6K
NOI $3,814 @ 7.0% cap · market cap 3.70%
Theoretical Best
Multifamily LT 5
$8.56M
$7.49M – $9.98M
NOI $599,093 @ 7.0% cap · market cap 581.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Sprinkler system
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 75065, TX
12,770
Population
5,125
Households
2.5
Avg Household Size
39
Median Age
38%
College-Educated
85%
High-School Grad
8.3 sq mi
ZIP Area
1,539
Density / Sq Mi
$98,284
Median Household Income
$43,673
Median Earnings
$1,659
Median Rent
$302,100
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?
Self storage facility - Enclosed ownership unit with RV hookups, electrical service, plumbing, and secure access for storage and maintenance.
Where is this self storage facility located?
The property is located at 853 Main Street Unit A2 Lake Dallas, TX.
What is the asking price?
The asking price for this property is $103,000.
What are key features of this property?
This property features: 612‑square‑foot private, fully enclosed storage suite; 50‑amp RV hookups and 110‑amp electrical service; Lennox split HVAC systems for year‑round climate control
