Historic Downtown Storefront
New
For Sale
$1,500,000
201 N Bois D Arc St, Forney, TX 75126
Character-rich commercial space with original architectural details, multiple staircases, restrooms, and storage in downtown Forney.
Property Size4,420 SF
Price / SF$339.37
Days on Market3
Property Features for 201 N Bois D Arc St
General Information
Standard status
Active
Size
4,420 SF
Building Details
Year Built
1920
Listing Agency:
Bradford Elite Real Estate LLC
Listed By:
Marjorie Bradford · License #0700927
(972) 212-5206
Source:
Yourdavisteam
Added: Sep 1
Last Checked: Sep 2 at 7:20PM
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 Bradford Elite Real Estate LLC
Investment Insights
Based on property information with market context.
Built in 1920, this 4,420-square-foot storefront property combines a traditional downtown presence with distinctive interior character. Hardwood flooring, high ceilings, shiplap, plaster walls, and exposed brick create a recognizable architectural profile. The layout also includes restrooms, storage areas, and both interior and exterior staircases.
The property is located at 201 N Bois D Arc St in downtown Forney, within a visible position in the downtown district. Its historic construction and preserved design elements provide a defined identity for a commercial occupant or owner-user seeking space in the community’s established center.
The property is located at 201 N Bois D Arc St in downtown Forney, within a visible position in the downtown district. Its historic construction and preserved design elements provide a defined identity for a commercial occupant or owner-user seeking space in the community’s established center.
Key Highlights
- 4,420 square feet of commercial storefront space
- Constructed in 1920
- Hardwood floors, high ceilings, shiplap, plaster walls, and exposed brick
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
$73,751
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
4.92%
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%
$1,475,020
$1.5M
Cap Rate 7%
$1,053,586
$1.1M
Cap Rate 9%
$819,456
$819.5K
Market Conditions
NOI Build-Up for 4,420 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
$110.3K $24.96/SF
− Vacancy
−$5.0K −$1.12/SF
EGI
$105.4K $23.84/SF
− OpEx
−$31.6K −$7.15/SF
NOI
$73.8K $16.69/SF
Area
Kaufman County, TX
Vacancy
4.50%
Lease Rate
$24.96 /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%
$1,475,020
Cap Rate 7%
$1,053,586
Cap Rate 9%
$819,456
Alternative Uses
Best Use
Retail
$1.05M
$921.9K – $1.23M
NOI $73,751 @ 7.0% cap · market cap 4.92%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$55.63M
$48.67M – $64.90M
NOI $3,893,938 @ 7.0% cap · market cap 259.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
703
Businesses Nearby
10k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 80%
Dining 20%
Dollar General
Shops & Services
7,643 visits/mo
0.5 miles
Cicis
Dining
1,705 visits/mo
0.2 miles
American National Bank
Shops & Services
466 visits/mo
0.4 miles
Mr. Jim's Pizza
Dining
287 visits/mo
0.5 miles
Demographics for 75126, TX
64,573
Population
24,316
Households
2.7
Avg Household Size
32
Median Age
36%
College-Educated
92%
High-School Grad
81.6 sq mi
ZIP Area
791
Density / Sq Mi
$104,001
Median Household Income
$55,453
Median Earnings
$1,930
Median Rent
$337,200
Median Home Value
Market
Vacancy Rate% for Retail 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?
Storefront property - Character-rich commercial space with original architectural details, multiple staircases, restrooms, and storage in downtown Forney.
Where is this storefront property located?
The property is located at 201 N Bois D Arc St Forney, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 4,420 square feet of commercial storefront space; Constructed in 1920; Hardwood floors, high ceilings, shiplap, plaster walls, and exposed brick
