Standalone Warehouse
For Sale
$2,300,000
Pending
8785 Mckinney Road Frisco, Frisco, TX 75033
Stand-alone warehouse on about one acre with multiple rooms, public and private restrooms, and a large hall area.
Property Size4,900 SF
Lot Size1.00 Acre
Days on Market40
Property Features for 8785 Mckinney Road Frisco
General Information
Standard status
Pending
Size
4,900 SF
Lot size
1.00 Acre
Zoning
C1
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$27,434
Amenities
public restrooms
private restrooms
hall area
Building Details
Building Size
4,900 SF
Year Built
1984
Stories
1
Listing Agency:
OPT
(800) 683-5651
Listed By:
Kris Watts
(800) 683-5651
Source:
Jparhouston
Added: Jul 13
Changed: Aug 20
Last Checked: Aug 21 at 4:10AM
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 OPT
Investment Insights
Based on property information with market context.
Back on the market due to city restrictions that caused prior buyers to back out. This stand-alone warehouse building sits on approximately one acre and includes multiple rooms, public and private restrooms, and a large hall area suited to a range of flexible uses.
The property provides convenient access from McKinney Road and Preston, with plenty of parking. The remarks also note proximity to Preston Road and the Brinkman Ranch property, described as master planned, as well as being about five minutes to DNT.
More than half of the lot is undeveloped, offering space for a buyer to potentially add improvements beyond the existing stand-alone building. The asset is presented as an opportunity for an owner-occupant or an investor considering leaseback to the current owner.
The property provides convenient access from McKinney Road and Preston, with plenty of parking. The remarks also note proximity to Preston Road and the Brinkman Ranch property, described as master planned, as well as being about five minutes to DNT.
More than half of the lot is undeveloped, offering space for a buyer to potentially add improvements beyond the existing stand-alone building. The asset is presented as an opportunity for an owner-occupant or an investor considering leaseback to the current owner.
Key Highlights
- Stand‑alone warehouse on about 1 acre with multiple rooms and a large hall area
- Built in 1984
- Includes public and private restrooms
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
$127,041
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
5.52%
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%
$2,540,820
$2.5M
Cap Rate 7%
$1,814,871
$1.8M
Cap Rate 9%
$1,411,567
$1.4M
Market Conditions
NOI Build-Up for 4,900 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
$157.0K $32.04/SF
− Vacancy
−$7.5K −$1.54/SF
EGI
$149.5K $30.50/SF
− OpEx
−$22.4K −$4.58/SF
NOI
$127.0K $25.93/SF
Area
Frisco, TX
Vacancy
4.80%
Lease Rate
$32.04 /SF/Yr
Expense Ratio
15.00%
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%
$2,540,820
Cap Rate 7%
$1,814,871
Cap Rate 9%
$1,411,567
Alternative Uses
Best Use
Warehouse
$1.81M
$1.59M – $2.12M
NOI $127,041 @ 7.0% cap · market cap 5.52%
Second Best
Flex RnD
$1.52M
$1.33M – $1.78M
NOI $106,703 @ 7.0% cap · market cap 4.64%
Theoretical Best
Office A
$1.91M
$1.67M – $2.23M
NOI $133,824 @ 7.0% cap · market cap 5.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
694
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75033, TX
45,347
Population
16,717
Households
2.7
Avg Household Size
35
Median Age
65%
College-Educated
96%
High-School Grad
21.9 sq mi
ZIP Area
2,071
Density / Sq Mi
$171,640
Median Household Income
$75,703
Median Earnings
$2,055
Median Rent
$606,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Stand-alone warehouse on about one acre with multiple rooms, public and private restrooms, and a large hall area.
Where is this flex space located?
The property is located at 8785 Mckinney Road Frisco Frisco, TX.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: Stand‑alone warehouse on about 1 acre with multiple rooms and a large hall area; Built in 1984; Includes public and private restrooms
