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    Historic Corner Retail Building Title is generated by Realmo AI

    2 S Side Plaza, Ladonia, TX 75449

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    For Sale
    $345,000

    SINGLE_FAMILY - Ladonia, TX

    Type:Retail
    Lot size:
    0.09 Acres
    Added:
    Apr 17, 2026
    Days on Market:
    48
    Last Refresh:
    Jun 3 at 6:06 pm

    Property Features for 2 S Side Plaza

    General Information

    Property type
    Residential
    Property subtype
    Retail
    Property condition
    Under Construction
    Standard status
    Active
    APN
    000000089617
    Lot size
    0.09 Acres

    Taxes and HOA fees

    Tax Description
    ORIGINAL TOWN OF LADONIA, BLOCK 51, LOT 10, A
    Tax Annual Amount
    1281

    Utilities

    Sewer type
    Public Sewer
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1930
    Floors in Building
    1
    Number of units
    1
    Flooring type
    Tile
    Building materials
    Block
    Roof type
    Built-Up

    We can help!

    Listing Contact
    Ashley Hammons
    Ashley Hammons

    Listing agent Ashley Hammons License #0615230

    Listing office AT Home Texas Real Estate GREENVILLE, TX

    Listing date Apr 17, 2026

    MLS# 21223074

    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.

    HighLights

    • Late Victorian brick building originally built for C.S. McFarland (built in 1930)
    • Under construction with central air cooling
    • Block construction with built‑up roof
    • Tile flooring throughout
    • Connected to public water and public sewer
    • Large windows for natural light

    Overview

    Introducing The McFarland Building, a late-Victorian brick structure originally built for C.S. McFarland and prominently positioned with corner presence in the downtown district. Thoughtful revitalization brings historic character together with modern updates, creating a wide-open interior layout designed to flex across multiple concepts. Large windows bring in natural light and showcase the building’s classic details, supporting everything from customer-facing storefronts to office and hospitality operations.

    Set in Ladonia’s downtown, the property is presented as a highly visible, one-of-a-kind option for investors or operators seeking a distinctive presence. The building is located just minutes from Ralph Hall Lake, positioning it to benefit from anticipated growth, increased tourism, and ongoing economic development tied to the area’s momentum.

    With an adaptable interior and an established historic identity, this property can work well for retail, office, restaurant, event space, or creative redevelopment. The configuration and light-filled layout make it practical for businesses that benefit from an open floor plan, while the building’s recognizable architecture supports branding and destination appeal.
    Property Profile Location Intelligence

    Current Use by Public Records

    Community Health Service ... Health

    Suggested Use

    Restaurant Dental Office Kitchen & Bath Showroom Food Market Accounting Firm Grocery & Convenience Store Discount Store Cafe & Coffee Shop Grocery & Convenience Store Computer & Electronic Repair

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Ladonia
    County
    Fannin
    State
    Texas
    Longitude
    -95.9467685
    Latitude
    33.4249711

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      Historic Downtown Mixed-Use Building

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    FAQs

    What type of property is this?
    Retail space - Revitalized late-Victorian brick building with a wide-open, light-filled interior suited to retail, office, or restaurant use.
    Where is this retail space located?
    The property is located at 2 S Side Plaza Ladonia, TX.
    What is the asking price?
    The asking price for this property is $345,000.
    What are key features of this property?
    This property features: Late Victorian brick building originally built for C.S. McFarland (built in 1930); Under construction with central air cooling; Block construction with built‑up roof
    (903) 454-2824
    We can help!
    Listing Contact
    Ashley Hammons
    Ashley Hammons
    Real Estate License ID: 0615230
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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