Medical Office Space with New
New
For Sale
$449,000
103 McKinney St, Farmersville, TX 75442
Leased medical facility with a layout suited to patient care and professional office functions.
Property Size2,363 SF
Price / SF$190.01
Days on Market2
Property Features for 103 McKinney St
General Information
Standard status
Active
Size
2,363 SF
Building Details
Year Built
1900
Tenancy
Single
Listing Agency:
Coldwell Banker Apex, REALTORS
Listed By:
Jamie NeSmith · License #0759300
(214) 726-6389
Source:
Yourdavisteam
Added: Sep 4
Last Checked: Sep 4 at 2:27PM
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 Coldwell Banker Apex, REALTORS
Investment Insights
Based on property information with market context.
This 2,363-square-foot medical office property is currently leased and operating as a medical facility. The building dates to 1900 and has a functional configuration that supports patient care, professional offices, and specialized services. Recent improvements include a new HVAC system and hot water heater.
The property is located at 103 McKinney St in Historic Downtown Farmersville, Texas. Its central setting provides visibility and access for patients, clients, and staff, with local amenities and major thoroughfares described as minutes away. The existing medical use and adaptable interior layout provide a clear foundation for continued professional or healthcare operations.
The property is located at 103 McKinney St in Historic Downtown Farmersville, Texas. Its central setting provides visibility and access for patients, clients, and staff, with local amenities and major thoroughfares described as minutes away. The existing medical use and adaptable interior layout provide a clear foundation for continued professional or healthcare operations.
Key Highlights
- 2,363‑square‑foot medical office property
- Currently leased and operating as a medical facility
- Functional layout for patient care, offices, or specialized services
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
$32,858
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
7.32%
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%
$657,160
$657.2K
Cap Rate 7%
$469,400
$469.4K
Cap Rate 9%
$365,089
$365.1K
Market Conditions
NOI Build-Up for 2,363 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
$61.5K $26.04/SF
− Vacancy
−$6.8K −$2.86/SF
EGI
$54.8K $23.18/SF
− OpEx
−$21.9K −$9.27/SF
NOI
$32.9K $13.91/SF
Area
Collin County, TX
Vacancy
11.00%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
40.00%
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%
$657,160
Cap Rate 7%
$469,400
Cap Rate 9%
$365,089
Alternative Uses
Best Use
Healthcare Medical
$469.4K
$410.7K – $547.6K
NOI $32,858 @ 7.0% cap · market cap 7.32%
Second Best
Office B
$428.1K
$374.6K – $499.5K
NOI $29,967 @ 7.0% cap · market cap 6.67%
Theoretical Best
Industrial
$2.35M
$2.05M – $2.74M
NOI $164,361 @ 7.0% cap · market cap 36.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
339
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 75442, TX
11,241
Population
4,060
Households
2.8
Avg Household Size
39
Median Age
18%
College-Educated
85%
High-School Grad
107.6 sq mi
ZIP Area
104
Density / Sq Mi
$84,591
Median Household Income
$48,482
Median Earnings
$1,501
Median Rent
$330,000
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?
Medical Office Space - Leased medical facility with a layout suited to patient care and professional office functions.
Where is this medical office space located?
The property is located at 103 McKinney St Farmersville, TX.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 2,363‑square‑foot medical office property; Currently leased and operating as a medical facility; Functional layout for patient care, offices, or specialized services
