Climate-Controlled Warehouse
For Sale
$365,000
853 Main Street, Lake Dallas, TX 75065
COMMERCIAL - Lake Dallas, TX
Property Size1,805 SF
Lot Size2.50 Acres
Price / SF$202.22
Days on Market23
Property Features for 853 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Comm Office Condo
Parking features
Driveway, Open, Garage
Security features
Security
Subdivision
Luxury Garages Texas Condos
Lot features
Cleared
Directions
Driving north on 35E take exit 457 to Lake Dallas Dr and take a right on S Lake Dallas Dr. Take another right on Carlisle Dr. Drive straight over the train tracks and take a right on Main Street. Property will be on your left. Pull in where the electric gate is located.
Standard status
Active
APN
R770719
Size
1,805 SF
Lot size
2.50 Acres
Taxes and HOA fees
Tax Description
LUXURY GARAGES OF TEXAS CONDOMINIUMS UNT B11
Tax Annual Amount
2898
Legal Description
LUXURY GARAGES OF TEXAS CONDOMINIUMS UNT B11
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air, Electric
Water source
Public
Amenities
high-speed internet
24-7 monitored access
private clubhouse
Building Details
Year built
2019
Floors in Building
2
Number of units
1
Flooring type
Concrete
Building materials
MetalSiding, Concrete
Roof type
Metal
Listing Agency:
Team Clary Realty, Inc
(210) 723-1702
Listed By:
Christopher Cole · License #0727579
(210) 723-1702
Added: Jul 19
Changed: Aug 4
Last Checked: Aug 10 at 12:06AM
MLS# 21310782
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,805-square-foot warehouse suite, built in 2019, combines a metal-and-concrete structure with concrete flooring, central heating, and electric central air conditioning. The climate-controlled interior includes a 15-by-27-foot steel mezzanine, game room area, full bathroom, prep sink, refrigerator, LED lighting, epoxy flooring, and built-in plumbing. A tankless hot water heater, hose reel, pressure washer, multiple outlets, and dedicated utility features support storage, detailing, and workspace needs.
The 2.5-acre property is located at 853 Main Street in Lake Dallas, Texas. Infrastructure includes public water and public sewer, a metal roof, fire suppression, and 24-hour monitored access. Two 50-amp RV hookups, 110-amp electrical service, 120V outlets, a water faucet, and an outdoor sewage dump add functionality for recreational vehicles and watercraft. The property also provides driveway, garage, and open parking, along with access to a private clubhouse.
The 2.5-acre property is located at 853 Main Street in Lake Dallas, Texas. Infrastructure includes public water and public sewer, a metal roof, fire suppression, and 24-hour monitored access. Two 50-amp RV hookups, 110-amp electrical service, 120V outlets, a water faucet, and an outdoor sewage dump add functionality for recreational vehicles and watercraft. The property also provides driveway, garage, and open parking, along with access to a private clubhouse.
Key Highlights
- 1,805‑square‑foot warehouse suite on a 2.5‑acre property
- 15‑by‑27‑foot powder‑coated steel mezzanine
- Two 50‑amp RV hookups and 110‑amp electrical service
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
$11,250
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
3.08%
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%
$225,000
$225.0K
Cap Rate 7%
$160,714
$160.7K
Cap Rate 9%
$125,000
$125.0K
Market Conditions
NOI Build-Up for 1,805 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
$14.5K $8.04/SF
− Vacancy
−$1.3K −$0.71/SF
EGI
$13.2K $7.33/SF
− OpEx
−$2.0K −$1.10/SF
NOI
$11.2K $6.23/SF
Area
Denton County, TX
Vacancy
8.80%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
15.00%
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%
$225,000
Cap Rate 7%
$160,714
Cap Rate 9%
$125,000
Alternative Uses
Best Use
Warehouse
$160.7K
$140.6K – $187.5K
NOI $11,250 @ 7.0% cap · market cap 3.08%
Second Best
Industrial
$132.4K
$115.8K – $154.4K
NOI $9,265 @ 7.0% cap · market cap 2.54%
Theoretical Best
Multifamily LT 5
$25.24M
$22.09M – $29.45M
NOI $1,766,932 @ 7.0% cap · market cap 484.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
492
Businesses Nearby
Well-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Metal-and-concrete commercial space with private bathroom, mezzanine, workshop capability, and monitored access.
Where is this warehouse located?
The property is located at 853 Main Street Lake Dallas, TX.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: 1,805‑square‑foot warehouse suite on a 2.5‑acre property; 15‑by‑27‑foot powder‑coated steel mezzanine; Two 50‑amp RV hookups and 110‑amp electrical service
