Versatile Land with Industrial
For Sale
Contact for pricing
8458 FM 1960, Dayton, TX 77535
20 acres with warehouse and office near Grand Parkway 99.
Property Size26,000 SF
Lot Size20.00 Acres
Price / SF$100
Days on Market1184
Property Features for 8458 FM 1960
General Information
Standard status
Active
Size
26,000 SF
Lot size
20.00 Acres
Property subtype
Industrial, Land
Zoning
Agricultural
Listing Agency:
HomeSmart
Listed By:
Tracy Frederick · License #TX 0647811
(713) 557-0266
Source:
Crexi
Added: Jun 12, 2023
Changed: Aug 24
Last Checked: Sep 6 at 10:50PM
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 HomeSmart
Investment Insights
Based on property information with market context.
Located on FM 1960 in Dayton, this property is near the intersection with FM 622, which is slated to become a major roadway. The site includes an approximately 5,000-square-foot industrial building with offices, a kitchen, and restrooms, along with an attached approximately 26,000-square-foot warehouse featuring concrete flooring. The property is equipped with electric, a water well, and a septic tank. The location is within 1 mile of Grand Parkway 99. The property is suited for agricultural, commercial, or industrial applications. The seller is open to dividing the 20 acres to accommodate specific needs. An additional 4-acre parcel with a yellow building is also available. This building offers over 3,600 square feet, featuring 12 office spaces, a conference area, a kitchen, and bathrooms. It is situated on a hard corner and already has a well and septic system in place. New residential communities are under construction in Dayton, with over 7,000 residential units scheduled for completion by 2025.
Key Highlights
- Prime location on FM 1960 near future FM 622 and Grand Parkway 99, offering high visibility.
- Versatile property suited for distribution, retail, gas station, or commercial development.
- Existing infrastructure includes electric, water well, and septic tank.
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
$160,692
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
6.18%
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%
$3,213,840
$3.2M
Cap Rate 7%
$2,295,600
$2.3M
Cap Rate 9%
$1,785,467
$1.8M
Market Conditions
NOI Build-Up for 26,000 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
$201.8K $7.76/SF
− Vacancy
−$12.7K −$0.49/SF
EGI
$189.0K $7.27/SF
− OpEx
−$28.4K −$1.09/SF
NOI
$160.7K $6.18/SF
Area
Liberty County, TX
Vacancy
6.30%
Lease Rate
$7.76 /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%
$3,213,840
Cap Rate 7%
$2,295,600
Cap Rate 9%
$1,785,467
Alternative Uses
Best Use
Office B
$5.17M
$4.52M – $6.03M
NOI $361,853 @ 7.0% cap · market cap 13.92%
Second Best
Warehouse
$2.30M
$2.01M – $2.68M
NOI $160,692 @ 7.0% cap · market cap 6.18%
Theoretical Best
Multifamily LT 5
$291.50M
$255.06M – $340.08M
NOI $20,404,894 @ 7.0% cap · market cap 784.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 77535, TX
36,494
Population
12,037
Households
3
Avg Household Size
37
Median Age
14%
College-Educated
82%
High-School Grad
308.8 sq mi
ZIP Area
118
Density / Sq Mi
$81,407
Median Household Income
$46,008
Median Earnings
$1,075
Median Rent
$217,200
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?
Commercial land - 20 acres with warehouse and office near Grand Parkway 99.
Where is this commercial land located?
The property is located at 8458 FM 1960 Dayton, TX.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: Prime location on FM 1960 near future FM 622 and Grand Parkway 99, offering high visibility.; Versatile property suited for distribution, retail, gas station, or commercial development.; Existing infrastructure includes electric, water well, and septic tank.
