Historic Brick
For Sale
$1,500,000
201 N Bois D Arc Street, Forney, TX 75126
CommercialSale, Forney, TX
Property Size4,420 SF
Lot Size0.06 Acres
Price / SF$339.37
Days on Market58
Property Features for 201 N Bois D Arc Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Parking features
Parking Lot, Open
Subdivision
Forney Rev
Directions
GPS Friendly
Standard status
Active
APN
23628
Size
4,420 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Description
FORNEY ORIGINAL BLOCK 34 LOT 5
Tax Annual Amount
11433
Legal Description
FORNEY ORIGINAL BLOCK 34 LOT 5
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Amenities
hardwood floors
high ceilings
shiplap
plaster walls
exposed brick
interior and exterior staircases
restrooms
ample storage
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Building materials
Brick
Listing Agency:
Bradford Elite Real Estate LLC
(972) 212-5206
Listed By:
Marjorie Bradford · License #0700927
(972) 689-9582
Added: Jul 14
Changed: Sep 7
Last Checked: Sep 9 at 9:06AM
MLS# 21282762
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.
Investment Insights
Based on property information with market context.
This 4,420-square-foot storefront property dates to 1920 and combines a brick exterior with a character-rich interior. Hardwood flooring, high ceilings, shiplap, plaster walls, and exposed brick create a distinctive commercial setting. Interior and exterior staircases, restrooms, and storage areas support a practical multi-level layout.
Located in downtown Forney at 201 N Bois D Arc Street, the property offers visibility within the downtown district. The 0.057-acre site includes an open parking lot, while public water and public sewer serve the property. Central air conditioning and electric heating provide building systems for year-round use.
Located in downtown Forney at 201 N Bois D Arc Street, the property offers visibility within the downtown district. The 0.057-acre site includes an open parking lot, while public water and public sewer serve the property. Central air conditioning and electric heating provide building systems for year-round use.
Key Highlights
- 4,420 square feet of storefront space on a 0.057‑acre site
- 1920 construction with brick construction materials
- Hardwood flooring, high ceilings, shiplap, plaster walls, and exposed brick
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
$73,751
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
4.92%
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%
$1,475,020
$1.5M
Cap Rate 7%
$1,053,586
$1.1M
Cap Rate 9%
$819,456
$819.5K
Market Conditions
NOI Build-Up for 4,420 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
$110.3K $24.96/SF
− Vacancy
−$5.0K −$1.12/SF
EGI
$105.4K $23.84/SF
− OpEx
−$31.6K −$7.15/SF
NOI
$73.8K $16.69/SF
Area
Kaufman County, TX
Vacancy
4.50%
Lease Rate
$24.96 /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%
$1,475,020
Cap Rate 7%
$1,053,586
Cap Rate 9%
$819,456
Alternative Uses
Best Use
Retail
$1.05M
$921.9K – $1.23M
NOI $73,751 @ 7.0% cap · market cap 4.92%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$55.63M
$48.67M – $64.90M
NOI $3,893,938 @ 7.0% cap · market cap 259.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
753
Businesses Nearby
94k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 51%
Shops & Services 26%
Groceries 22%
Electronics 2%
McDonald's
Dining
27,381 visits/mo
0.5 miles
Brookshire's
Groceries
20,368 visits/mo
0.4 miles
Dairy Queen
Dining
10,701 visits/mo
0.4 miles
Exxon
Shops & Services
8,467 visits/mo
0.4 miles
Dollar General
Shops & Services
7,643 visits/mo
0.3 miles
Demographics for 75126, TX
64,573
Population
24,316
Households
2.7
Avg Household Size
32
Median Age
36%
College-Educated
92%
High-School Grad
81.6 sq mi
ZIP Area
791
Density / Sq Mi
$104,001
Median Household Income
$55,453
Median Earnings
$1,930
Median Rent
$337,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Downtown storefront with hardwood floors, exposed brick, interior and exterior stairs, restrooms, and storage.
Where is this storefront property located?
The property is located at 201 N Bois D Arc Street Forney, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 4,420 square feet of storefront space on a 0.057‑acre site; 1920 construction with brick construction materials; Hardwood flooring, high ceilings, shiplap, plaster walls, and exposed brick
