Utilities-Ready Residential
For Sale
$700,000
12343 county road 574, Farmersville, TX 75442
Land, Farmersville, TX
Property Size1,344 SF
Lot Size12.00 Acres
Price / SF$520.83
Days on Market113
Property Features for 12343 county road 574
General Information
Property type
Land
Property subtype
Other
Zoning description
Residential
Subdivision
Lee Joel
Lot features
Acreage
Elementary school
Blueridge
Middle school
Blueridge
High school
Blueridge
Elementary school district
Blue Ridge ISD
Middle school district
Blue Ridge ISD
High school district
Blue Ridge ISD
Directions
From Hwy 380,Go North on FM 1377.After the Verona Water Tower,1st Right is CR 571.The Road ends at CR 570,Turn left.The Road ends at CR 574.
Standard status
Active
APN
R654200000701
Lot size
12.00 Acres
Utilities
Sewer type
Septic Tank
Water source
Private
Listing Agency:
Double Eight Properties
Listed By:
Jacqueline Nguyen · License #0491209
(469) 371-0888
Added: Jun 4
Changed: Sep 3
Last Checked: Sep 24 at 3:06PM
MLS# 20865201
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This offering is a 12-acre residential land parcel sold as-is. Public remarks indicate an approximate 1,344-square-foot mobile home was abandoned in 2009, and the owner has never occupied the property. Septic tanks are present. Utilities described include full utilities with electric service via a city electric provider, private water company service, and portable gas. No disclosures are available.
The property is located in Farmersville, Texas, in Collin County.
Prospective buyers should review site conditions and all available information prior to purchase, as the sale is explicitly stated to be as-is with no disclosure.
The property is located in Farmersville, Texas, in Collin County.
Prospective buyers should review site conditions and all available information prior to purchase, as the sale is explicitly stated to be as-is with no disclosure.
Key Highlights
- 12‑acre lot with private water and city electric service
- Water source is private; sewer is septic tank
- Approx. 1,344 sq ft mobile home abandoned in 2009
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
$20,437
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
2.92%
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%
$408,740
$408.7K
Cap Rate 7%
$291,957
$292.0K
Cap Rate 9%
$227,078
$227.1K
Market Conditions
NOI Build-Up for 1,344 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
$41.6K $30.96/SF
− Vacancy
−$4.5K −$3.31/SF
EGI
$37.2K $27.65/SF
− OpEx
−$16.7K −$12.44/SF
NOI
$20.4K $15.21/SF
Area
Collin County, TX
Vacancy
10.70%
Lease Rate
$30.96 /SF/Yr
Expense Ratio
45.00%
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%
$408,740
Cap Rate 7%
$291,957
Cap Rate 9%
$227,078
Alternative Uses
Best Use
Apartment 5plus
$292.0K
$255.5K – $340.6K
NOI $20,437 @ 7.0% cap · market cap 2.92%
Second Best
—
—
no second resolved use
Theoretical Best
Industrial
$1.34M
$1.17M – $1.56M
NOI $93,484 @ 7.0% cap · market cap 13.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential land & home lot - A 12-acre lot with electric service, private water, septic tanks, and portable gas, sold as-is.
Where is this residential land & home lot located?
The property is located at 12343 county road 574 Farmersville, TX.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: 12‑acre lot with private water and city electric service; Water source is private; sewer is septic tank; Approx. 1,344 sq ft mobile home abandoned in 2009
