Office Building with Upstairs
For Sale
$1,400,000
8866 State Highway 34, Quinlan, TX 75474
Existing building includes multiple offices and an upstairs apartment, positioned on prominent Hwy 34 frontage in Quinlan.
Property Size5,500 SF
Price / SF$254.55
Days on Market226
Property Features for 8866 State Highway 34
General Information
Standard status
Active
Size
5,500 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$15,026
Amenities
Electric
3
Building Details
Year Built
1976
Listing Agency:
Exit Realty Pinnacle Group
(972) 741-2421
Listed By:
Kathy Hobbs · License #0417256
(972) 741-2421
Source:
Xome
Added: Jan 7
Changed: Aug 20
Last Checked: Aug 20 at 5:14AM
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 Exit Realty Pinnacle Group
Investment Insights
Based on property information with market context.
This for-sale property includes an existing office building situated on a large commercial lot, offering multiple offices that can be adapted for office, retail, or service use. The building also has an upstairs apartment. The property is currently used as an accounting office; the business itself is not for sale, and the seller will not make any updates to the building.
Located in Quinlan, the site is positioned for visibility along State Highway 34 with steady traffic per the seller’s remarks. Starbucks is located to the north, and retail development is on the south side along with Walmart and other businesses.
Prospective buyers should plan for verification of all information, as details are approximate and buyer/agent to confirm. Seller is offering the real estate only.
Located in Quinlan, the site is positioned for visibility along State Highway 34 with steady traffic per the seller’s remarks. Starbucks is located to the north, and retail development is on the south side along with Walmart and other businesses.
Prospective buyers should plan for verification of all information, as details are approximate and buyer/agent to confirm. Seller is offering the real estate only.
Key Highlights
- Existing building on a large commercial lot (.89 acres) with prominent Hwy 34 frontage in Quinlan
- Year built 1976; existing structure includes multiple offices and an upstairs apartment
- Suites current office use: currently used as an accounting office; building is for real estate only
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
$88,497
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
6.32%
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%
$1,769,940
$1.8M
Cap Rate 7%
$1,264,243
$1.3M
Cap Rate 9%
$983,300
$983.3K
Market Conditions
NOI Build-Up for 5,500 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
$132.7K $24.12/SF
− Vacancy
−$6.2K −$1.13/SF
EGI
$126.4K $22.99/SF
− OpEx
−$37.9K −$6.90/SF
NOI
$88.5K $16.09/SF
Area
Hunt County, TX
Vacancy
4.70%
Lease Rate
$24.12 /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%
$1,769,940
Cap Rate 7%
$1,264,243
Cap Rate 9%
$983,300
Alternative Uses
Best Use
Retail
$1.26M
$1.11M – $1.47M
NOI $88,497 @ 7.0% cap · market cap 6.32%
Second Best
Office B
$996.4K
$871.9K – $1.16M
NOI $69,750 @ 7.0% cap · market cap 4.98%
Theoretical Best
Industrial
$5.47M
$4.78M – $6.38M
NOI $382,560 @ 7.0% cap · market cap 27.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
344
Businesses Nearby
Explore this area
Business Placement
Demographics for 75474, TX
16,010
Population
7,115
Households
2.3
Avg Household Size
44
Median Age
17%
College-Educated
82%
High-School Grad
105.3 sq mi
ZIP Area
152
Density / Sq Mi
$66,299
Median Household Income
$35,770
Median Earnings
$1,101
Median Rent
$169,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Existing building includes multiple offices and an upstairs apartment, positioned on prominent Hwy 34 frontage in Quinlan.
Where is this office building located?
The property is located at 8866 State Highway 34 Quinlan, TX.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Existing building on a large commercial lot (.89 acres) with prominent Hwy 34 frontage in Quinlan; Year built 1976; existing structure includes multiple offices and an upstairs apartment; Suites current office use: currently used as an accounting office; building is for real estate only
