General Retail Mixed-Use
For Sale
$434,900
121 Little John Drive, Desoto, TX 75115
Residential and studio components support a live-work configuration on a general retail-zoned site.
Property Size2,292 SF
Lot Size3.12 Acres
Days on Market20
Property Features for 121 Little John Drive
General Information
Standard status
Active
Size
2,292 SF
Lot size
3.12 Acres
Property subtype
Retail
Zoning
General Retail
Taxes and HOA fees
Annual Taxes
$10,372
Building Details
Building Size
2,292 SF
Year Built
1968
Listing Agency:
CENTURY 21 Judge Fite Co.
(469) 955-9488
Listed By:
Jordan Borders · License #0728592
Source:
Nilesrealtygroup
Added: Aug 11
Changed: Aug 29
Last Checked: Aug 29 at 3:08PM
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 CENTURY 21 Judge Fite Co.
Investment Insights
Based on property information with market context.
This mixed-use property combines a 3-bedroom, 2-bathroom residence with an attached studio apartment, creating a live-work configuration within a general retail-zoned setting. The improvements date to 1968, and the property is being offered in its present condition.
Located at 121 Little John Drive in De Soto, the site contains 3.12 acres. The combination of residential space, a separate studio component, commercial zoning, and substantial land area provides a flexible physical platform for users evaluating office, service, retail, or other commercial applications, subject to applicable approvals.
Located at 121 Little John Drive in De Soto, the site contains 3.12 acres. The combination of residential space, a separate studio component, commercial zoning, and substantial land area provides a flexible physical platform for users evaluating office, service, retail, or other commercial applications, subject to applicable approvals.
Key Highlights
- 3.12‑acre mixed‑use property at 121 Little John Drive, De Soto, TX 75115
- General retail zoning
- 3‑bedroom, 2‑bathroom residence
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
$38,044
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
8.75%
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%
$760,880
$760.9K
Cap Rate 7%
$543,486
$543.5K
Cap Rate 9%
$422,711
$422.7K
Market Conditions
NOI Build-Up for 2,292 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
$57.2K $24.96/SF
− Vacancy
−$2.9K −$1.25/SF
EGI
$54.3K $23.71/SF
− OpEx
−$16.3K −$7.11/SF
NOI
$38.0K $16.60/SF
Area
Dallas County, TX
Vacancy
5.00%
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%
$760,880
Cap Rate 7%
$543,486
Cap Rate 9%
$422,711
Alternative Uses
Best Use
Retail
$543.5K
$475.6K – $634.1K
NOI $38,044 @ 7.0% cap · market cap 8.75%
Second Best
Mixed Use
$511.4K
$447.5K – $596.7K
NOI $35,800 @ 7.0% cap · market cap 8.23%
Theoretical Best
Multifamily LT 5
$27.47M
$24.04M – $32.05M
NOI $1,923,138 @ 7.0% cap · market cap 442.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
250
Businesses Nearby
Explore this area
Business Placement
Demographics for 75115, TX
56,164
Population
22,054
Households
2.5
Avg Household Size
41
Median Age
30%
College-Educated
91%
High-School Grad
21.0 sq mi
ZIP Area
2,674
Density / Sq Mi
$83,386
Median Household Income
$47,949
Median Earnings
$1,478
Median Rent
$282,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Residential and studio components support a live-work configuration on a general retail-zoned site.
Where is this mixed-use property located?
The property is located at 121 Little John Drive Desoto, TX.
What is the asking price?
The asking price for this property is $434,900.
What are key features of this property?
This property features: 3.12‑acre mixed‑use property at 121 Little John Drive, De Soto, TX 75115; General retail zoning; 3‑bedroom, 2‑bathroom residence
