Mixed-Use Property with
For Sale
$434,900
121 Little John Drive, Desoto, TX 75115
Three-bedroom home with an attached studio and General Retail zoning supports combined residential and commercial use.
Property Size2,292 SF
Days on Market8
Property Features for 121 Little John Drive
General Information
Standard status
Active
Size
2,292 SF
Property subtype
Commercial
Zoning
General Retail
Building Details
Building Size
2,292 SF
Year Built
1968
Units
1
Listing Agency:
CENTURY 21 Judge Fite Co.
(469) 955-9488
Listed By:
Jordan Borders · License #0728592
(469) 955-9488
Source:
Vickiesteam
Added: Aug 3
Changed: Aug 7
Last Checked: Aug 9 at 1:03PM
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 includes a three-bedroom, two-bath home with an attached studio. The additional space may function as a business front or office, creating a direct connection between the residence and a commercial-use component. The property contains over 3 acres, providing a substantial land area for the existing improvements.
General Retail zoning supports the property’s commercial positioning, while the residential layout offers three bedrooms and two full bathrooms. Built in 1968, the property is being sold as-is. Its combination of a residence, attached studio, acreage, and retail zoning creates a flexible configuration for an owner-user or buyer seeking both living and business space.
General Retail zoning supports the property’s commercial positioning, while the residential layout offers three bedrooms and two full bathrooms. Built in 1968, the property is being sold as-is. Its combination of a residence, attached studio, acreage, and retail zoning creates a flexible configuration for an owner-user or buyer seeking both living and business space.
Key Highlights
- Over 3 acres of land
- Three‑bedroom, two‑bath home
- Attached studio suitable for a business front or office
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
Current Use
Location Intelligence
Trade Area within ½ mile
281
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 - Three-bedroom home with an attached studio and General Retail zoning supports combined residential and commercial use.
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: Over 3 acres of land; Three‑bedroom, two‑bath home; Attached studio suitable for a business front or office
