Equipped Smoke Shop
For Sale
Contact for pricing
104 N Ballard Ave, Wylie, TX 75098
Asset acquisition includes a beverage bar, delivery services, and fee-simple real estate.
Property Size3,005 SF
Price / SF$399.33
Days on Market11
Property Features for 104 N Ballard Ave
General Information
Standard status
Active
Size
3,005 SF
Property subtype
Retail, Business for Sale
Additional Details
Business Included
Yes
Listing Agency:
ANA Brokers Services
Listed By:
Tim Heydari · License #TX 609904
Source:
Crexi
Added: Sep 4
Changed: Sep 9
Last Checked: Sep 13 at 7:59AM
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 ANA Brokers Services
Investment Insights
Based on property information with market context.
This 3,005 SF storefront property includes an operating smoke shop with fee-simple real estate. The premises are equipped for retail sales and include a beverage bar. The business offers products such as vapes, kratom, cigars, wraps, hookah items, glass, and CBD products.
Located at 104 N Ballard Ave in downtown Wylie, the property combines an established retail operation with ownership of the underlying real estate. Delivery services are also part of the business model, adding an additional service channel beyond in-store sales.
Located at 104 N Ballard Ave in downtown Wylie, the property combines an established retail operation with ownership of the underlying real estate. Delivery services are also part of the business model, adding an additional service channel beyond in-store sales.
Key Highlights
- 3,005 SF smoke shop with fee‑simple real estate
- Beverage bar included within the retail premises
- Product mix includes vapes, kratom, cigars, wraps, hookah, glass, and CBD
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
$48,352
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
4.03%
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%
$967,040
$967.0K
Cap Rate 7%
$690,743
$690.7K
Cap Rate 9%
$537,244
$537.2K
Market Conditions
NOI Build-Up for 3,005 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
$72.5K $24.12/SF
− Vacancy
−$3.4K −$1.13/SF
EGI
$69.1K $22.99/SF
− OpEx
−$20.7K −$6.90/SF
NOI
$48.4K $16.09/SF
Area
Collin County, TX
Vacancy
4.70%
Lease Rate
$24.12 /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%
$967,040
Cap Rate 7%
$690,743
Cap Rate 9%
$537,244
Alternative Uses
Best Use
Retail
$690.7K
$604.4K – $805.9K
NOI $48,352 @ 7.0% cap · market cap 4.03%
Second Best
—
—
no second resolved use
Theoretical Best
Industrial
$2.99M
$2.61M – $3.48M
NOI $209,017 @ 7.0% cap · market cap 17.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
823
Businesses Nearby
112k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 90%
Shops & Services 8%
Beauty & Spa 2%
Chick-fil-A
Dining
36,503 visits/mo
0.5 miles
Whataburger
Dining
26,709 visits/mo
0.4 miles
Jack in the Box
Dining
12,625 visits/mo
0.3 miles
SONIC Drive In
Dining
12,106 visits/mo
0.4 miles
Schlotzsky's
Dining
7,217 visits/mo
0.4 miles
Demographics for 75098, TX
67,212
Population
22,080
Households
3
Avg Household Size
35
Median Age
41%
College-Educated
91%
High-School Grad
32.0 sq mi
ZIP Area
2,100
Density / Sq Mi
$115,587
Median Household Income
$53,163
Median Earnings
$1,979
Median Rent
$362,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Asset acquisition includes a beverage bar, delivery services, and fee-simple real estate.
Where is this storefront property located?
The property is located at 104 N Ballard Ave Wylie, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 3,005 SF smoke shop with fee‑simple real estate; Beverage bar included within the retail premises; Product mix includes vapes, kratom, cigars, wraps, hookah, glass, and CBD
