Updated Flex Space with
For Sale
$800,000
201 N Main St, Maypearl, TX 76064
Open-concept interior, new roof, and renovated storefront provide a flexible commercial starting point.
Property Size5,100 SF
Price / SF$156.86
Days on Market36
Property Features for 201 N Main St
General Information
Standard status
Active
Size
5,100 SF
Building Details
Year Built
1928
Listing Agency:
Real Estate Market Experts
(972) 638-0066
Listed By:
Steven Nieves · License #0564807
Source:
Christenberrygroup
Added: Jul 27
Changed: Aug 29
Last Checked: Aug 30 at 7:24PM
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 Real Estate Market Experts
Investment Insights
Based on property information with market context.
Built in 1928, this 5,100-square-foot flex space at 201 N Main St in Maypearl offers an open-concept interior and a refreshed storefront. Recent improvements include a new roof and storefront renovation, combining updated exterior elements with a layout that can be reworked for different commercial applications.
The property information identifies restaurant, office, and auto service uses as potential directions for the space. Its adaptable configuration provides a broad framework for an owner or operator seeking commercial premises in Maypearl.
The property information identifies restaurant, office, and auto service uses as potential directions for the space. Its adaptable configuration provides a broad framework for an owner or operator seeking commercial premises in Maypearl.
Key Highlights
- 5,100‑square‑foot commercial building
- Built in 1928
- Open‑concept interior
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
$26,437
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
3.30%
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%
$528,740
$528.7K
Cap Rate 7%
$377,671
$377.7K
Cap Rate 9%
$293,744
$293.7K
Market Conditions
NOI Build-Up for 5,100 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
$41.4K $8.12/SF
− Vacancy
−$3.6K −$0.71/SF
EGI
$37.8K $7.41/SF
− OpEx
−$11.3K −$2.22/SF
NOI
$26.4K $5.18/SF
Area
Ellis County, TX
Vacancy
8.80%
Lease Rate
$8.12 /SF/Yr
Expense Ratio
30.00%
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%
$528,740
Cap Rate 7%
$377,671
Cap Rate 9%
$293,744
Alternative Uses
Best Use
Retail
$1.21M
$1.06M – $1.41M
NOI $84,652 @ 7.0% cap · market cap 10.58%
Second Best
Industrial
$377.7K
$330.5K – $440.6K
NOI $26,437 @ 7.0% cap · market cap 3.30%
Theoretical Best
Multifamily LT 5
$55.65M
$48.69M – $64.92M
NOI $3,895,458 @ 7.0% cap · market cap 486.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76064, TX
1,929
Population
1,022
Households
1.9
Avg Household Size
36
Median Age
28%
College-Educated
76%
High-School Grad
21.7 sq mi
ZIP Area
89
Density / Sq Mi
$70,326
Median Household Income
$35,430
Median Earnings
$1,398
Median Rent
$317,400
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 - Open-concept interior, new roof, and renovated storefront provide a flexible commercial starting point.
Where is this flex space located?
The property is located at 201 N Main St Maypearl, TX.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 5,100‑square‑foot commercial building; Built in 1928; Open‑concept interior
