Mixed-Use Property with
For Sale
$2,954,120
2145 FM 546, McKinney, TX 75069
CommercialSale, McKinney, TX
Property Size9,880 SF
Lot Size1.25 Acres
Price / SF$299
Days on Market194
Property Features for 2145 FM 546
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning description
Currently Residential. No restrictions on commercial or industrial use.
Parking features
Oversize, Carport, Driveway, Gated, Guest, Open, Garage, Covered
Security features
Security
Subdivision
W B Evans Add
Lot features
Acreage, Sprinkler System
Directions
See GPS
Standard status
Active
APN
R218500A00101
Lot size
1.25 Acres
Taxes and HOA fees
Tax Description
W B EVANS ADDITION, BLK A, LOT 1; SN1: 504051
Tax Annual Amount
2148
Legal Description
W B EVANS ADDITION, BLK A, LOT 1; SN1: 504051
Utilities
Sewer type
Aerobic Septic
Cooling system
Window Unit(s)
Building Details
Year built
2024
Floors in Building
1
Number of units
1
Flooring type
Concrete
Building materials
MetalSiding, Concrete, SteelSiding
Roof type
Metal
Listing Agency:
Coldwell Banker Apex, REALTORS
(972) 776-6200
Listed By:
Robin Hunt · License #0535017
(972) 776-6200
Added: Feb 11
Changed: Aug 23
Last Checked: Aug 24 at 3:06AM
MLS# 20830199
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 mixed-use property combines a three-bedroom, two-bathroom residence with a substantial industrial warehouse on 1.246 acres outside McKinney city limits. The home includes an open interior, stainless steel appliances, a washer and dryer, a large picture window, and custom exterior stonework. The adjoining warehouse was built in 2024 with red oxide steel, concrete flooring, metal roofing, office space, a bathroom, and ground-level loading docks. Ceiling clearance reaches 32 feet at the peak and 26 feet along the sides.
The property is located 1.2 miles from McKinney National Airport and within the Extraterritorial Jurisdiction. Access and site improvements include a gated driveway, covered parking, carport, garage, open parking, and guest parking. An aerobic septic system serves the property, and the residence uses window-unit cooling. There is no HOA.
The property is located 1.2 miles from McKinney National Airport and within the Extraterritorial Jurisdiction. Access and site improvements include a gated driveway, covered parking, carport, garage, open parking, and guest parking. An aerobic septic system serves the property, and the residence uses window-unit cooling. There is no HOA.
Key Highlights
- 1.246‑acre mixed‑use property outside McKinney city limits
- 9,880 sq ft warehouse built in 2024
- Warehouse ceiling heights of 32' peak and 26' sides
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
$146,718
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
4.97%
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%
$2,934,360
$2.9M
Cap Rate 7%
$2,095,971
$2.1M
Cap Rate 9%
$1,630,200
$1.6M
Market Conditions
NOI Build-Up for 9,880 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
$266.8K $27.00/SF
− Vacancy
−$32.0K −$3.24/SF
EGI
$234.7K $23.76/SF
− OpEx
−$88.0K −$8.91/SF
NOI
$146.7K $14.85/SF
Area
McKinney, TX
Vacancy
12.00%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
37.50%
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%
$2,934,360
Cap Rate 7%
$2,095,971
Cap Rate 9%
$1,630,200
Alternative Uses
Best Use
Mixed Use
$2.10M
$1.83M – $2.45M
NOI $146,718 @ 7.0% cap · market cap 4.97%
Second Best
Warehouse
$1.08M
$946.2K – $1.26M
NOI $75,698 @ 7.0% cap · market cap 2.56%
Theoretical Best
Office A
$2.78M
$2.43M – $3.24M
NOI $194,438 @ 7.0% cap · market cap 6.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
26 ft
Clear height
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Explore this area
Business Placement
Demographics for 75069, TX
39,084
Population
16,958
Households
2.3
Avg Household Size
38
Median Age
37%
College-Educated
88%
High-School Grad
33.7 sq mi
ZIP Area
1,160
Density / Sq Mi
$82,804
Median Household Income
$42,816
Median Earnings
$1,530
Median Rent
$413,700
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combined residential and industrial improvements near McKinney National Airport, with flexible space for home, office, storage, or production uses.
Where is this mixed-use property located?
The property is located at 2145 FM 546 McKinney, TX.
What is the asking price?
The asking price for this property is $2,954,120.
What are key features of this property?
This property features: 1.246‑acre mixed‑use property outside McKinney city limits; 9,880 sq ft warehouse built in 2024; Warehouse ceiling heights of 32' peak and 26' sides
