Mixed-Use Property with Highway
New
For Sale
$750,000
2403 State Highway 78 S, Farmersville, TX 75442
Residential and detached barn improvements support office, storage, construction-oriented, or other county-approved commercial uses.
Property Size1,920 SF
Lot Size1.18 Acres
Price / SF$390.63
Days on Market3
Property Features for 2403 State Highway 78 S
General Information
Standard status
Active
Size
1,920 SF
Lot size
1.18 Acres
Property subtype
Business
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Building Details
Year Built
1963
Buildings
2
Listing Agency:
Keller Williams Frisco Stars
(972) 712-9898
Listed By:
Rene Jensen · License #0720823
(214) 532-6823
Source:
Lonestarluxuryrealty
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 20 at 5:06AM
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 Keller Williams Frisco Stars
Investment Insights
Based on property information with market context.
This mixed-use property combines a 1,920-square-foot main residence with a detached 720-square-foot barn on 1.18 acres. The three-bedroom, two-bath home includes an updated kitchen with painted cabinetry, granite countertops, an undermount sink, and a gas cooktop. Additional improvements include hardwood flooring in the family room, updated bathrooms, a mud room, full utility room, two-car carport, detached two-car carport with storage, and a chain-link dog run. The property is being sold without seller repairs.
Located along State Highway 78 S, the parcel offers 275 feet of road frontage and sits within the ETJ. The barn has water and electric service, while the main home includes an updated septic system, a 2025 water heater, and windows installed in 2022. The property is near Lake Haven and Windsor Farms, just outside Farmersville. Commercial use, including construction-oriented operations, flex-office and storage applications, or other mixed-use concepts, is subject to county approval.
Located along State Highway 78 S, the parcel offers 275 feet of road frontage and sits within the ETJ. The barn has water and electric service, while the main home includes an updated septic system, a 2025 water heater, and windows installed in 2022. The property is near Lake Haven and Windsor Farms, just outside Farmersville. Commercial use, including construction-oriented operations, flex-office and storage applications, or other mixed-use concepts, is subject to county approval.
Key Highlights
- 1.18‑acre mixed‑use parcel with 1,920‑square‑foot main home
- Detached 720SF barn with water and electric service
- 275 feet of State Highway 78 S road frontage
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
$26,496
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
3.53%
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%
$529,920
$529.9K
Cap Rate 7%
$378,514
$378.5K
Cap Rate 9%
$294,400
$294.4K
Market Conditions
NOI Build-Up for 1,920 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
$46.1K $24.00/SF
− Vacancy
−$3.7K −$1.92/SF
EGI
$42.4K $22.08/SF
− OpEx
−$15.9K −$8.28/SF
NOI
$26.5K $13.80/SF
Area
Collin County, TX
Vacancy
8.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$529,920
Cap Rate 7%
$378,514
Cap Rate 9%
$294,400
Alternative Uses
Best Use
Industrial
$1.91M
$1.67M – $2.23M
NOI $133,548 @ 7.0% cap · market cap 17.81%
Second Best
Mixed Use
$378.5K
$331.2K – $441.6K
NOI $26,496 @ 7.0% cap · market cap 3.53%
Theoretical Best
—
—
same as Best Use
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
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
16
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Residential and detached barn improvements support office, storage, construction-oriented, or other county-approved commercial uses.
Where is this mixed-use property located?
The property is located at 2403 State Highway 78 S Farmersville, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 1.18‑acre mixed‑use parcel with 1,920‑square‑foot main home; Detached 720SF barn with water and electric service; 275 feet of State Highway 78 S road frontage
