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    Second-Floor Professional Office Space Title is generated by Realmo AI

    131 Mckinney, Farmersville, TX 75442

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    For Lease
    $600 /Mo

    COMMERCIAL - Farmersville, TX

    Type:Office
    Lot size:
    0.01 Acres
    Added:
    Jan 12, 2026
    Days on Market:
    142
    Last Refresh:
    Jun 3 at 5:06 am

    Property Features for 131 Mckinney

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Parking features
    On Street, Open, Garage
    Standard status
    Active
    APN
    R104500400101
    Lot size
    0.01 Acres

    Taxes and HOA fees

    Tax Description
    FARMERSVILLE ORIGINAL DONATION (CFC), BLK D, LOT 1

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Electric (Heating), Central
    Cooling system
    Electric, Central Air, Ceiling Fan(s)
    Water source
    Public

    Building Details

    Year built
    1930
    Floors in Building
    2
    Number of units
    209
    Flooring type
    Wood
    Building materials
    Brick
    Roof type
    Tar/Gravel

    We can help!

    Listing Contact
    June West
    June West

    Listing agent June West License #0535548

    Listing office RE/MAX Four Corners McKinney, TX

    Listing date Jan 12, 2026

    MLS# 20650478

    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.

    HighLights

    • Professional office space for lease on the 2nd floor above Dyer Drug Store
    • Move‑in ready with hardwood floors, ceiling fans, and fresh paint/fixtures
    • Utilities included in the lease, along with janitorial supplies and restroom/hallway cleaning
    • Central heating and central air, plus ceiling fans throughout
    • Brick construction with tar/gravel roof
    • Parking options include a garage, on‑street parking, and open parking

    Overview

    Professional office spaces are available on the 2nd floor above Dyer Drug Store. The space is move-in ready and features lovely hardwood floors, ceiling fans, fresh paint, and updated fixtures. Faux wood blinds are installed throughout, creating a polished and comfortable work environment.

    Positioned on the Farmersville Downtown Square, the second-floor location offers a convenient presence in a central retail setting. The property is accessible as an upstairs office arrangement over an established business, with on-site building support for day-to-day operations.

    The all-included approach makes this suite practical for professional tenants looking to minimize recurring monthly service costs. Utilities are included in the lease, along with janitorial supplies and cleaning of restrooms and the hallway. With its finished interior and ready-to-occupy condition, the space is well suited for office users seeking a tidy, established downtown address without the overhead of arranging ongoing maintenance services.
    Property Profile Location Intelligence

    Current Use by Public Records

    Change Home Mortgage ... Loan Service RG Medical Supplies ... Medical Supply Store Let's Goo INC. ... Training Center Core One Real ... Real Estate Agency Laura Bavec - Core ... Real Estate Agency

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Farmersville
    County
    Collin
    State
    Texas
    Longitude
    -96.360963
    Latitude
    33.162911

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    FAQs

    What type of property is this?
    Office units - Move-in-ready office suites with hardwood floors and utilities included above a downtown retail anchor.
    Where is this office units located?
    The property is located at 131 Mckinney Farmersville, TX.
    What is the lease rate?
    The lease rate is $600 /Mo.
    What are key features of this property?
    This property features: Professional office space for lease on the 2nd floor above Dyer Drug Store; Move‑in ready with hardwood floors, ceiling fans, and fresh paint/fixtures; Utilities included in the lease, along with janitorial supplies and restroom/hallway cleaning
    (214) 491-7257
    We can help!
    Listing Contact
    June West
    June West
    Real Estate License ID: 0535548
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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