Flex Space With Showroom and
For Sale
$1,400,000
103 W Broad, Forney, TX 75126
Office and warehouse areas include roll-up access, a coffee bar, and rear parking.
Property Size10,000 SF
Price / SF$140
Days on Market45
Property Features for 103 W Broad
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Commercial
Zoning
Commercial Retail
Additional Details
Road Access
Yes
Amenities
Coffee bar area
Restroom
Roll up doors
Laminate flooring
Large windows
Building Details
Building Size
10,000 SF
Year Built
1933
Buildings
2
Stories
1
Units
2
Listing Agency:
Keller Williams Rockwall
(972) 772-7000
Listed By:
Cindy Miller · License #0481033
(214) 325-3646
Source:
Cuddrealtyinc
Added: Jul 22
Changed: Sep 4
Last Checked: Sep 3 at 1:07PM
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 Rockwall
Investment Insights
Based on property information with market context.
Located at 103 W Broad in Forney, this flex property combines showroom, office, and warehouse components within a two-building configuration. The front showroom includes 6 offices, six large windows, laminate flooring, a coffee bar area, and a restroom. Warehouse areas have roll-up doors serving both the front and rear of the property, with additional parking behind the buildings.
The property is positioned on Broad Street and offers a range of existing commercial features for an owner or user to adapt. Rear warehouse space includes three windows, while the office area provides a finished presentation environment adjacent to the industrial portion of the asset. The configuration supports a variety of commercial layouts without relying on a single-use format.
The property is positioned on Broad Street and offers a range of existing commercial features for an owner or user to adapt. Rear warehouse space includes three windows, while the office area provides a finished presentation environment adjacent to the industrial portion of the asset. The configuration supports a variety of commercial layouts without relying on a single-use format.
Key Highlights
- Flex property with showroom, office, and warehouse components
- 6 offices within the front showroom area
- Roll‑up doors provide access at the front and rear
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
$69,539
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
4.97%
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%
$1,390,780
$1.4M
Cap Rate 7%
$993,414
$993.4K
Cap Rate 9%
$772,656
$772.7K
Market Conditions
NOI Build-Up for 10,000 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
$90.0K $9.00/SF
− Vacancy
−$8.2K −$0.82/SF
EGI
$81.8K $8.18/SF
− OpEx
−$12.3K −$1.23/SF
NOI
$69.5K $6.95/SF
Area
Kaufman County, TX
Vacancy
9.10%
Lease Rate
$9.00 /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%
$1,390,780
Cap Rate 7%
$993,414
Cap Rate 9%
$772,656
Alternative Uses
Best Use
Office B
$2.46M
$2.15M – $2.87M
NOI $172,109 @ 7.0% cap · market cap 12.29%
Second Best
Retail
$2.38M
$2.09M – $2.78M
NOI $166,858 @ 7.0% cap · market cap 11.92%
Theoretical Best
Multifamily LT 5
$125.85M
$110.12M – $146.83M
NOI $8,809,815 @ 7.0% cap · market cap 629.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
753
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75126, TX
64,573
Population
24,316
Households
2.7
Avg Household Size
32
Median Age
36%
College-Educated
92%
High-School Grad
81.6 sq mi
ZIP Area
791
Density / Sq Mi
$104,001
Median Household Income
$55,453
Median Earnings
$1,930
Median Rent
$337,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Office and warehouse areas include roll-up access, a coffee bar, and rear parking.
Where is this flex space located?
The property is located at 103 W Broad Forney, TX.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Flex property with showroom, office, and warehouse components; 6 offices within the front showroom area; Roll‑up doors provide access at the front and rear
