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    Brand-New Flex Space Units Title is generated by Realmo AI

    8648 US HWY 82 W, Brookston, TX 75421

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    For Lease
    $1,000 /Mo

    COMMERCIAL - Brookston, TX

    Type:Office
    Lot size:
    3.20 Acres
    Added:
    May 21, 2026
    Days on Market:
    14
    Last Refresh:
    Jun 3 at 5:06 am

    Property Features for 8648 US HWY 82 W

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Property condition
    Under Construction
    Parking features
    Gated, Driveway
    Standard status
    Active
    APN
    225681
    Lot size
    3.20 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Electric (Heating)
    Cooling system
    Electric
    Water source
    Public

    Building Details

    Year built
    2025
    Floors in Building
    1
    Number of units
    18
    Flooring type
    Concrete
    Building materials
    MetalSiding
    Roof type
    Metal

    We can help!

    Listing Contact
    Brittany Cox

    Listing agent Brittany Cox License #0811912

    Listing office Hygge Homes and Land Paris, TX

    Listing date May 21, 2026

    MLS# 21131666

    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.

    HighLights

    • 18 units and 2 office spaces available for lease in a brand‑new development now under construction (2025)
    • Estimated completion between January and February; pre‑leasing is open now
    • Each unit offers about 1,300 sq. ft. of usable space with a private half bathroom
    • Climate‑controlled interiors plus each unit has its own electrical unit
    • Office spaces available: 687 sq. ft. and 1,375 sq. ft.
    • Metal exterior (metal siding and metal roof) with concrete flooring; electric heating and electric cooling; gated driveway parking

    Overview

    A brand-new flex development now offering pre-leasing while construction is underway, with an estimated completion between January and February. The property includes 18 flex units and 2 available office spaces inside. Each flex unit is designed for flexible use with climate-controlled interiors, its own electrical unit, and a private half bathroom. The layout is well-suited for storage and a range of smaller operational uses, including workshops and studio-style setups.

    The property is located at 8648 US HWY 82 W in Brookston, TX, within Lamar County. With construction progressing and leasing opening ahead of completion, prospective tenants can secure space before buildout is finished.

    This is a practical fit for operators who need adaptable indoor space rather than a highly specialized layout. The combination of climate-controlled flex areas, individual electrical service, and the option for dedicated interior offices supports a variety of small business and work-focused tenants, from hands-on operators to organizations that require space for both production and day-to-day administration.
    Property Profile Location Intelligence

    Current Use by Public Records

    Flex space

    Suggested Use

    Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Brookston
    County
    Lamar
    State
    Texas
    Longitude
    -95.666392
    Latitude
    33.64676

    Nearby Similar for Lease

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      Flex Warehouse Bay

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    • $1,000/Mo

      New Construction Office Suite

      Modern office suite with a private half bathroom and flexible layout for professional services, retail, or office use.
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    • $1,300/Mo
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      New Commercial Bay in Paris,Texas

      New construction commercial bay ideal for various business uses.
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    FAQs

    What type of property is this?
    Flex space - New, climate-controlled flex units with private half baths and optional offices for storage, workshops, and small businesses.
    Where is this flex space located?
    The property is located at 8648 US HWY 82 W Brookston, TX.
    What is the lease rate?
    The lease rate is $1,000 /Mo.
    What are key features of this property?
    This property features: 18 units and 2 office spaces available for lease in a brand‑new development now under construction (2025); Estimated completion between January and February; pre‑leasing is open now; Each unit offers about 1,300 sq. ft. of usable space with a private half bathroom
    (903) 363-2222
    We can help!
    Listing Contact
    Brittany Cox
    Real Estate License ID: 0811912
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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