Duplex with Workshop and
For Sale
$559,000
1590 Farm Road 2352A, Sumner, TX 75486
CommercialSale, Sumner, TX
Property Size2,400 SF
Lot Size1.04 Acres
Price / SF$232.92
Days on Market55
Property Features for 1590 Farm Road 2352A
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Residential-Out of city limits
Parking features
Garage, Boat, RV, Covered, Open, Oversize
Security features
Security
Lot features
Acreage, Landscaped, Few Trees
Directions
GPS 1590 FM 2352
Standard status
Active
APN
91113
Lot size
1.04 Acres
Taxes and HOA fees
Tax Description
A278 J DAVIS JR SURVEY, TRACT 3, ACRES 1.037
Tax Annual Amount
8051
Legal Description
A278 J DAVIS JR SURVEY, TRACT 3, ACRES 1.037
Utilities
Sewer type
Aerobic Septic
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Amenities
workshop
apartment
pool
Building Details
Year built
2010
Floors in Building
2
Number of units
2
Flooring type
Tile, Wood, Concrete
Building materials
Brick
Roof type
Metal
Listing Agency:
Keller Williams Prosper Celina · Keller Williams Realty
(972) 382-8882
Listed By:
Coy Baker · License #0766247
(972) 382-8882
Added: Jul 1
Changed: Aug 19
Last Checked: Aug 24 at 5:06AM
MLS# 21316869
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 duplex property is currently used as residential and offers a main house plus an apartment, along with a large, separate workshop. The 6-bedroom, 4-bath brick home includes features such as custom cabinetry and a metal roof, and it has a 3-car garage and additional parking. An apartment is also on-site with a kitchen, full bath, washer/dryer, and living area.
The standout improvement is a 2,400 SF workshop on a separate electric meter. The workshop can hold up to 10 cars and is supported by a 4-car parking lot outside. The property sits on 1.037 acres and was built in 2010. Heating and cooling are provided via central and electric systems, and the property uses an aerobic septic system.
Outside city limits, the setup can support a variety of business uses while keeping the residential components in place.
The standout improvement is a 2,400 SF workshop on a separate electric meter. The workshop can hold up to 10 cars and is supported by a 4-car parking lot outside. The property sits on 1.037 acres and was built in 2010. Heating and cooling are provided via central and electric systems, and the property uses an aerobic septic system.
Outside city limits, the setup can support a variety of business uses while keeping the residential components in place.
Key Highlights
- 2,400 SF workshop with separate electric meter
- 6‑bedroom, 4‑bath brick house with metal roof
- 1.037 acres outside city limits
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
$19,374
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
3.47%
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%
$387,480
$387.5K
Cap Rate 7%
$276,771
$276.8K
Cap Rate 9%
$215,267
$215.3K
Market Conditions
NOI Build-Up for 2,400 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
$29.7K $12.36/SF
− Vacancy
−$2.0K −$0.83/SF
EGI
$27.7K $11.53/SF
− OpEx
−$8.3K −$3.46/SF
NOI
$19.4K $8.07/SF
Area
Lamar County, TX
Vacancy
6.70%
Lease Rate
$12.36 /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%
$387,480
Cap Rate 7%
$276,771
Cap Rate 9%
$215,267
Alternative Uses
Best Use
Multifamily LT 5
$276.8K
$242.2K – $322.9K
NOI $19,374 @ 7.0% cap · market cap 3.47%
Second Best
Apartment 5plus
$249.5K
$218.3K – $291.1K
NOI $17,464 @ 7.0% cap · market cap 3.12%
Theoretical Best
Hotel Hospitality
$1.81M
$1.58M – $2.11M
NOI $126,540 @ 7.0% cap · market cap 22.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Explore this area
Business Placement
Demographics for 75486, TX
2,698
Population
1,154
Households
2.3
Avg Household Size
40
Median Age
14%
College-Educated
85%
High-School Grad
109.2 sq mi
ZIP Area
25
Density / Sq Mi
$100,750
Median Household Income
$57,143
Median Earnings
$1,587
Median Rent
$203,300
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Duplex - Brick duplex property with a separate-meter workshop and an on-site apartment.
Where is this duplex located?
The property is located at 1590 Farm Road 2352A Sumner, TX.
What is the asking price?
The asking price for this property is $559,000.
What are key features of this property?
This property features: 2,400 SF workshop with separate electric meter; 6‑bedroom, 4‑bath brick house with metal roof; 1.037 acres outside city limits
