Flex Space with Onsite Living
For Sale
$1,400,000
15105 County Road 558, Farmersville, TX 75442
CommercialSale, Farmersville, TX
Property Size7,680 SF
Lot Size6.13 Acres
Price / SF$182.29
Days on Market111
Property Features for 15105 County Road 558
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
F1 - Commercial - 1.00 acres D1CL - Cropland - 4.13 acres D1CL - Cropland - 1.00 acres
Parking features
Driveway
Subdivision
Elijah B Reed Surv Abs #739
Directions
From Hwy 78 in Farmersville, turn onto County Road 558. Continue straight for about 1 mile - the property will be onyour right. Look for the large metal building set back on over 6 acres.
Standard status
Active
APN
R673900215801
Lot size
6.13 Acres
Taxes and HOA fees
Tax Description
ABS A0739 E B REED SURVEY, SHEET 2, TRACT 158
Tax Annual Amount
2368
Legal Description
ABS A0739 E B REED SURVEY, SHEET 2, TRACT 158
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Ceiling Fan(s), Electric
Building Details
Year built
2005
Floors in Building
1
Number of units
1
Flooring type
Concrete, Tile
Building materials
MetalSiding
Roof type
Metal
Listing Agency:
Keller Williams Realty-FM
(972) 874-1905
Listed By:
Beth Brake · License #0637251
(972) 874-1905
Added: May 4
Changed: Aug 21
Last Checked: Aug 22 at 11:06PM
MLS# 21182396
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.
Investment Insights
Based on property information with market context.
This 7,680-square-foot metal flex building sits on 6.134 acres and combines commercial workspace with onsite living quarters. Built in 2005, the structure features concrete and tile flooring, a solid slab foundation, central HVAC, and ceiling heights ranging from 8 to 20 feet. Two electric meters provide 120V and 250V service. The interior includes office areas, a kitchen, laundry room, multiple bedrooms, and full and half baths, with living quarters currently arranged on both sides of the building. Updates are needed, particularly for residential use.
The property fronts County Road 558 just off Hwy 78 in Farmersville, with an all-weather road and driveway parking. Zoning is divided between the site’s back acre, which is commercially zoned, and the front five acres, which are agricultural. The tract is outside any MUD district and provides space for business operations, equipment, and onsite occupancy within one property.
The property fronts County Road 558 just off Hwy 78 in Farmersville, with an all-weather road and driveway parking. Zoning is divided between the site’s back acre, which is commercially zoned, and the front five acres, which are agricultural. The tract is outside any MUD district and provides space for business operations, equipment, and onsite occupancy within one property.
Key Highlights
- 7,680‑square‑foot metal building on 6.134 acres
- 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
$105,984
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
7.57%
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%
$2,119,680
$2.1M
Cap Rate 7%
$1,514,057
$1.5M
Cap Rate 9%
$1,177,600
$1.2M
Market Conditions
NOI Build-Up for 7,680 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
$184.3K $24.00/SF
− Vacancy
−$14.7K −$1.92/SF
EGI
$169.6K $22.08/SF
− OpEx
−$63.6K −$8.28/SF
NOI
$106.0K $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%
$2,119,680
Cap Rate 7%
$1,514,057
Cap Rate 9%
$1,177,600
Alternative Uses
Best Use
Industrial
$7.63M
$6.68M – $8.90M
NOI $534,192 @ 7.0% cap · market cap 38.16%
Second Best
Mixed Use
$1.51M
$1.32M – $1.77M
NOI $105,984 @ 7.0% cap · market cap 7.57%
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 commercial building with office, warehouse, and residential components on a multi-acre tract.
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: 7,680‑square‑foot metal building on 6.134 acres; Ceiling heights range from 8 to 20 feet; Two electric meters provide 120V and 250V service
