Mixed-Use Property with
For Sale
$785,000
7889 County Road 134, Celina, TX 75009
CommercialSale, Celina, TX
Property Size900 SF
Lot Size2.22 Acres
Price / SF$872.22
Days on Market44
Property Features for 7889 County Road 134
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Located outside of city limits and outside of the ETJ
Parking features
Garage, Covered, Driveway, Open
Security features
Security
Fireplace
1
Subdivision
Dickerson Estates
Lot features
Acreage, Back Yard, Interior Lot, Lawn, Landscaped, Few Trees
Directions
Headed North on Dallas North Tollway, Right (East) on Outer Loop Rd, Left (North) on Preston Rd, Right on County Rd 134, destination will be on your right!
Standard status
Active
APN
R500100000201
Lot size
2.22 Acres
Taxes and HOA fees
Tax Description
DICKERSON ESTATES (GCN), LOT 2
Tax Annual Amount
10318
Legal Description
DICKERSON ESTATES (GCN), LOT 2
Utilities
Sewer type
Septic Tank, Aerobic Septic
Heating system
Central, Fireplace(s), Electric (Heating)
Cooling system
Ceiling Fan(s), Electric, Central Air
Water source
Public
Building Details
Year built
2002
Floors in Building
2
Number of units
1
Flooring type
Carpet, Tile, Hardwood, Wood
Building materials
Frame, WoodSiding
Roof type
Composition, Shingle
Listing Agency:
Ashton Wall Real Estate
(214) 558-7355
Listed By:
Lisa Rogers · License #0643553
(972) 836-9295
Added: Aug 14
Changed: Sep 17
Last Checked: Sep 26 at 5:06AM
MLS# 21355428
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 2,636-square-foot residence with dedicated workshop and storage improvements on approximately 2.221 acres. The home includes 3 bedrooms, 2.5 baths, an upstairs bonus or flex room, a pool, covered outdoor living, a wraparound porch, and an oversized attached garage or work area. A separate 30' x 30' insulated shop has electricity and can accommodate equipment, vehicles, trailers, inventory, materials, or hobby storage. Dual driveways and substantial outdoor space support parking for RVs or equipment.
The property has approximately 210 feet of frontage along County Road 134 and is located outside Celina city limits and the ETJ. Water is provided through Mustang SUD, with private septic service. The 2002 improvements, open parking areas, covered parking, central air, electric heating, and multiple flooring finishes create a combined residential and operational setting. Buyer verification is required for intended uses, restrictions, utilities, and site suitability.
The property has approximately 210 feet of frontage along County Road 134 and is located outside Celina city limits and the ETJ. Water is provided through Mustang SUD, with private septic service. The 2002 improvements, open parking areas, covered parking, central air, electric heating, and multiple flooring finishes create a combined residential and operational setting. Buyer verification is required for intended uses, restrictions, utilities, and site suitability.
Key Highlights
- Approximately 2.221 acres outside Celina city limits and the ETJ
- 2,636 SF residence with 3 bedrooms, 2.5 baths, and an upstairs bonus or flex room
- Separate 30' x 30' insulated shop with electricity
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
$62,601
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
7.97%
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%
$1,252,020
$1.3M
Cap Rate 7%
$894,300
$894.3K
Cap Rate 9%
$695,567
$695.6K
Market Conditions
NOI Build-Up for 900 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
$99.0K $110.04/SF
− Vacancy
−$9.6K −$10.67/SF
EGI
$89.4K $99.37/SF
− OpEx
−$26.8K −$29.81/SF
NOI
$62.6K $69.56/SF
Area
Collin County, TX
Vacancy
9.70%
Lease Rate
$110.04 /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%
$1,252,020
Cap Rate 7%
$894,300
Cap Rate 9%
$695,567
Alternative Uses
Best Use
Industrial
$894.3K
$782.5K – $1.04M
NOI $62,601 @ 7.0% cap · market cap 7.97%
Second Best
Mixed Use
$177.4K
$155.3K – $207.0K
NOI $12,420 @ 7.0% cap · market cap 1.58%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 75009, TX
21,276
Population
9,943
Households
2.1
Avg Household Size
34
Median Age
56%
College-Educated
96%
High-School Grad
98.7 sq mi
ZIP Area
216
Density / Sq Mi
$166,064
Median Household Income
$70,683
Median Earnings
$2,134
Median Rent
$471,300
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?
Mixed-use property - Owner-user property combining residential space, workshop improvements, storage capacity, and outdoor parking on acreage outside municipal limits.
Where is this mixed-use property located?
The property is located at 7889 County Road 134 Celina, TX.
What is the asking price?
The asking price for this property is $785,000.
What are key features of this property?
This property features: Approximately 2.221 acres outside Celina city limits and the ETJ; 2,636 SF residence with 3 bedrooms, 2.5 baths, and an upstairs bonus or flex room; Separate 30' x 30' insulated shop with electricity
