Flex Space with Live-Work
For Sale
$1,400,000
15105 County Road 558, Farmersville, TX 75442
Metal flex facility with adaptable work areas, residential components, central HVAC, and room for on-site parking and equipment.
Property Size7,680 SF
Lot Size6.10 Acres
Price / SF$192.31
Days on Market27
Property Features for 15105 County Road 558
General Information
Standard status
Active
Size
7,680 SF
Lot size
6.10 Acres
Property Condition
Severity
Repairs Needed
Evidence
It does need updating
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Clear Height
20 ft
Building Details
Year Built
2005
Buildings
1
Building Size
7,680 SF
Construction
metal
Listing Agency:
Keller Williams Realty-FM
(214) 769-2947
Listed By:
Beth Brake · License #0637251
Source:
Minteerteam
Added: Aug 2
Changed: Aug 28
Last Checked: Aug 26 at 6:14AM
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 Realty-FM
Investment Insights
Based on property information with market context.
Built in 2005, this metal flex facility combines functional commercial improvements with residential components. The building features concrete floors, a slab foundation, central HVAC, and ceiling heights ranging from 8 to 20 feet. Interior areas include office space, a kitchen, laundry room, multiple bedrooms, and full and half baths. The existing layout can support business operations alongside on-site living or administrative use, although updating is needed for residential occupancy.
The property encompasses 6.1+ acres near Hwy 78, with access from County Road 558 and all-weather road frontage. Two electric meters provide 120V and 250V service. The rear acre is commercially zoned, while the front five acres carry agricultural zoning. The site is outside any MUD district and includes ample parking for vehicles, equipment, clients, and vendors.
The property encompasses 6.1+ acres near Hwy 78, with access from County Road 558 and all-weather road frontage. Two electric meters provide 120V and 250V service. The rear acre is commercially zoned, while the front five acres carry agricultural zoning. The site is outside any MUD district and includes ample parking for vehicles, equipment, clients, and vendors.
Key Highlights
- 6.1+ acres near Hwy 78 with County Road 558 access
- Ceiling heights range from 8 to 20 feet
- Two electric meters provide 120V and 250V service
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
$100,464
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
7.18%
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%
$2,009,280
$2.0M
Cap Rate 7%
$1,435,200
$1.4M
Cap Rate 9%
$1,116,267
$1.1M
Market Conditions
NOI Build-Up for 7,280 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
$174.7K $24.00/SF
− Vacancy
−$14.0K −$1.92/SF
EGI
$160.7K $22.08/SF
− OpEx
−$60.3K −$8.28/SF
NOI
$100.5K $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%
$2,009,280
Cap Rate 7%
$1,435,200
Cap Rate 9%
$1,116,267
Alternative Uses
Best Use
Industrial
$7.23M
$6.33M – $8.44M
NOI $506,370 @ 7.0% cap · market cap 36.17%
Second Best
Mixed Use
$1.44M
$1.26M – $1.67M
NOI $100,464 @ 7.0% cap · market cap 7.18%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Well-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Metal flex facility with adaptable work areas, residential components, central HVAC, and room for on-site parking and equipment.
Where is this flex space located?
The property is located at 15105 County Road 558 Farmersville, 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: 6.1+ acres near Hwy 78 with County Road 558 access; Ceiling heights range from 8 to 20 feet; Two electric meters provide 120V and 250V service
