Brick Office
For Sale
$1,500,000
201 N Bois D Arc Street, Forney, TX 75126
COMMERCIAL - Forney, TX
Property Size4,420 SF
Lot Size0.06 Acres
Price / SF$339.37
Days on Market48
Property Features for 201 N Bois D Arc Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Parking features
Parking Lot, Open
Subdivision
Forney Rev
Directions
GPS Friendly
Standard status
Active
APN
23628
Size
4,420 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Description
FORNEY ORIGINAL BLOCK 34 LOT 5
Tax Annual Amount
11433
Legal Description
FORNEY ORIGINAL BLOCK 34 LOT 5
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Building materials
Brick
Listing Agency:
Bradford Elite Real Estate LLC
(972) 212-5206
Listed By:
Marjorie Bradford · License #0700927
(972) 689-9582
Added: Jul 14
Changed: Aug 4
Last Checked: Aug 30 at 12:06AM
MLS# 21282762
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 historic brick office building offers 4,420 square feet of well-appointed space on a 0.057-acre lot. Built in 1920, the interior features hardwood floors, high ceilings, shiplap and plaster walls, and exposed brick character. The layout includes interior and exterior staircases, restrooms, and ample storage space, supported by central electric heating and central air conditioning.
The property is located at 201 N Bois D Arc Street in downtown Forney, positioned for high visibility within the downtown district. Parking is provided via an open parking lot configuration.
With public water and public sewer service available, this building is suited for office users seeking a distinctive, established downtown setting with multiple access points and built-in support spaces including restrooms and storage.
The property is located at 201 N Bois D Arc Street in downtown Forney, positioned for high visibility within the downtown district. Parking is provided via an open parking lot configuration.
With public water and public sewer service available, this building is suited for office users seeking a distinctive, established downtown setting with multiple access points and built-in support spaces including restrooms and storage.
Key Highlights
- 4,420 SF office building on 0.057‑acre lot
- Built in 1920 with brick construction
- 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
$76,072
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
5.07%
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%
$1,521,440
$1.5M
Cap Rate 7%
$1,086,743
$1.1M
Cap Rate 9%
$845,244
$845.2K
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
$135.8K $30.72/SF
− Vacancy
−$34.4K −$7.77/SF
EGI
$101.4K $22.95/SF
− OpEx
−$25.4K −$5.74/SF
NOI
$76.1K $17.21/SF
Area
Kaufman County, TX
Vacancy
25.30%
Lease Rate
$30.72 /SF/Yr
Expense Ratio
25.00%
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%
$1,521,440
Cap Rate 7%
$1,086,743
Cap Rate 9%
$845,244
Alternative Uses
Best Use
Office B
$1.09M
$950.9K – $1.27M
NOI $76,072 @ 7.0% cap · market cap 5.07%
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
753
Businesses Nearby
Explore this area
Business Placement
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Historic brick office space with hardwood floors, interior and exterior staircases, restrooms, storage, and central electric HVAC.
Where is this office units located?
The property is located at 201 N Bois D Arc Street 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 SF office building on 0.057‑acre lot; Built in 1920 with brick construction; Hardwood floors, high ceilings, shiplap/plaster walls, and exposed brick
