Commercial Land with Existing
For Sale
$1,400,000
8866 State Highway 34 S, Quinlan, TX 75474
Hwy 34 frontage and an existing office layout support commercial repositioning or new construction plans.
Property Size5,500 SF
Price / SF$254.55
Days on Market27
Property Features for 8866 State Highway 34 S
General Information
Standard status
Active
Size
5,500 SF
Building Details
Year Built
1976
Listing Agency:
Exit Realty Pinnacle Group
Listed By:
Kathy Hobbs · License #0417256
(903) 356-4700
Source:
Yourdavisteam
Added: Aug 18
Changed: Sep 12
Last Checked: Sep 12 at 1:33PM
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 0.89-acre commercial land offering includes a 5,500-square-foot building constructed in 1976. The existing improvements contain several offices that can be adapted for retail, office, or service-oriented use, along with an upstairs apartment. The property is currently occupied by an accounting office; the business is not included in the real estate transaction, and the seller will not make building updates.
Located at 8866 State Highway 34 S in Quinlan, the site has prominent Hwy 34 frontage. Starbucks is north of the property, with retail businesses to the south and Walmart among the surrounding commercial businesses. The property also presents a build-to-suit path for a new facility tailored to a future user's requirements.
Located at 8866 State Highway 34 S in Quinlan, the site has prominent Hwy 34 frontage. Starbucks is north of the property, with retail businesses to the south and Walmart among the surrounding commercial businesses. The property also presents a build-to-suit path for a new facility tailored to a future user's requirements.
Key Highlights
- 0.89 acres of commercial land with an existing building
- 5,500‑square‑foot building constructed in 1976
- Prominent frontage along Hwy 34
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
$69,750
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
4.98%
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%
$1,395,000
$1.4M
Cap Rate 7%
$996,429
$996.4K
Cap Rate 9%
$775,000
$775.0K
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
$120.8K $21.96/SF
− Vacancy
−$27.8K −$5.05/SF
EGI
$93.0K $16.91/SF
− OpEx
−$23.3K −$4.23/SF
NOI
$69.8K $12.68/SF
Area
Hunt County, TX
Vacancy
23.00%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
25.00%
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%
$1,395,000
Cap Rate 7%
$996,429
Cap Rate 9%
$775,000
Alternative Uses
Best Use
Office B
$996.4K
$871.9K – $1.16M
NOI $69,750 @ 7.0% cap · market cap 4.98%
Second Best
—
—
no second resolved use
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
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Open Analytics
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Commercial land - Hwy 34 frontage and an existing office layout support commercial repositioning or new construction plans.
Where is this commercial land located?
The property is located at 8866 State Highway 34 S 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: 0.89 acres of commercial land with an existing building; 5,500‑square‑foot building constructed in 1976; Prominent frontage along Hwy 34
