Retail Investment Opportunity in
For Sale
$3,500,000
3180 Eldorado Pkwy, McKinney, TX 75070
Fully leased retail complex in McKinney, TX with strong tenants.
Property Size12,000 SF
Lot Size1.10 Acres
Days on Market266
Property Features for 3180 Eldorado Pkwy
General Information
Standard status
Active
Size
12,000 SF
Lot size
1.10 Acres
Property subtype
Commercial
Building Details
Building Size
12,000 SF
Year Built
2006
Stories
1
Units
5
Listing Agency:
M&D CRE, LLC
(972) 772-6025
Listed By:
Ross Miller · License #0802154
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Aug 8 at 5:56AM
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 M&D CRE, LLC
Investment Insights
Based on property information with market context.
This multi-tenant retail complex is located in McKinney, TX. The 12,000 square-foot property is 100% leased and consists of five tenants. The property is strategically situated just off Eldorado Parkway, benefiting from traffic of over 27,000 vehicles per day. Leases extend through 2035 and include scheduled rental escalations. The property has a 6.60% Cap Rate.
Key Highlights
- 100% Leased Retail Complex
- Attractive 6.60% Cap Rate
- Leases Extending Through 2035
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
$192,883
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
5.51%
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%
$3,857,660
$3.9M
Cap Rate 7%
$2,755,471
$2.8M
Cap Rate 9%
$2,143,144
$2.1M
Market Conditions
NOI Build-Up for 12,000 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
$289.4K $24.12/SF
− Vacancy
−$13.9K −$1.16/SF
EGI
$275.5K $22.96/SF
− OpEx
−$82.7K −$6.89/SF
NOI
$192.9K $16.07/SF
Area
McKinney, TX
Vacancy
4.80%
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%
$3,857,660
Cap Rate 7%
$2,755,471
Cap Rate 9%
$2,143,144
Alternative Uses
Best Use
Retail
$2.76M
$2.41M – $3.21M
NOI $192,883 @ 7.0% cap · market cap 5.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.37M
$2.95M – $3.94M
NOI $236,160 @ 7.0% cap · market cap 6.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
665
Businesses Nearby
175k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 49%
Shops & Services 26%
Groceries 18%
Beauty & Spa 4%
Tom Thumb
Groceries
31,397 visits/mo
0.2 miles
McDonald's
Dining
25,736 visits/mo
0.1 miles
SONIC Drive In
Dining
15,393 visits/mo
0.1 miles
Exxon
Shops & Services
14,488 visits/mo
0.1 miles
Starbucks
Dining
10,265 visits/mo
0.2 miles
Demographics for 75070, TX
57,712
Population
24,323
Households
2.4
Avg Household Size
34
Median Age
57%
College-Educated
98%
High-School Grad
11.3 sq mi
ZIP Area
5,107
Density / Sq Mi
$106,549
Median Household Income
$65,855
Median Earnings
$1,799
Median Rent
$429,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Fully leased retail complex in McKinney, TX with strong tenants.
Where is this shopping center located?
The property is located at 3180 Eldorado Pkwy McKinney, TX.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 100% Leased Retail Complex; Attractive 6.60% Cap Rate; Leases Extending Through 2035
