699 N Frankston Hwy 86,118 SF Industrial Building Frankston, TX 75763 $4,860,129 CAD ($56.44 CAD/SF) 6.75% Cap Rate

Marcus & Millichap is pleased to present the Frankston Packaging Company building providing an investor the opportunity to acquire a long-term, passive net-leased industrial investment in East Texas. The offering consists of two industrial buildings totaling approximately 93,618 square feet, situated on roughly 3.05 acres at 699 N Frankston Hwy and 102 S Reagan St in Frankston, Texas. The asset is 100% leased to Frankston Packaging Company, a long-established packaging manufacturer founded in 1957, under two co-terminous leases with a corporate guaranty.
This is an attractive single-tenant industrial investment featuring a true NNN lease structure, with the tenant responsible for taxes, insurance, utilities, parking lot maintenance, HVAC, roof, and structure, offering investors durable and predictable cash flow. The current NOI is $238,810 with 3% annual rent increases already built into the lease, creating an attractive hedge against inflation and delivering steady income growth through the remaining primary term. The lease expires November 30, 2032, and also includes two 2-year renewal options.
The property serves as a mission-critical manufacturing and distribution facility for Frankston Packaging’s operations. The company produces custom folding cartons, rigid boxes, corrugated packaging, flexible packaging, and a broad range of label products, serving a variety of end markets. The Frankston location is an integral part of the company’s multi-facility footprint and benefits from decades of operational investment and customer relationships. Ownership has reportedly reinvested more than $10 million into facilities, equipment, and processes while significantly growing the business over the last 15 years.
From a real estate standpoint, the investment offers functionality, scale, and a basis well below replacement cost at approximately $41.08 per square foot. Frankston 1 contains approximately 86,118 square feet with office, manufacturing, and warehouse components, while Frankston 2 adds an additional 7,500 square feet of storage space. The improvements are positioned along N Frankston Highway with convenient regional access, approximately 25 miles from Tyler and within reach of the broader Dallas-Fort Worth market.
The tenant’s business is supported by favorable long-term industry fundamentals tied to recyclable and paper-based packaging demand. As brands continue seeking sustainable alternatives and regulation-friendly packaging formats, folding carton and paperboard demand remains well positioned. Frankston Packaging’s diversified product mix and food-contact manufacturing capabilities further support tenant durability and customer retention.
Located in Frankston, Texas, the property sits in a strategic East Texas industrial node near Tyler and benefits from highway connectivity via U.S. Highway 175 and State Highway 155. The town also serves the surrounding trade area and is near Lake Palestine, one of the region’s notable recreational destinations.