Mixed-Use Building with Retail
For Sale
Contact for pricing
204 W McCart St, Krum, TX 76249
Commercial General zoning combines available storefront space with two residential units.
Property Size2,822 SF
Price / SF$230.33
Days on Market159
Property Features for 204 W McCart St
General Information
Standard status
Active
Size
2,822 SF
Class
C
Property subtype
Retail
Zoning
Commercial General
Investment Type
Value Add
Additional Details
Asking Price
$650,000
Building Details
Year Built
1980
Buildings
1
Stories
1
Units
4
Tenancy
Multi
Listing Agency:
EWRG Commercial Group | Powered by REAL Broker
Listed By:
Edie West · License #Tx. 655521
Source:
Crexi
Added: Mar 25
Changed: Aug 29
Last Checked: Aug 29 at 2:39PM
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 EWRG Commercial Group | Powered by REAL Broker
Investment Insights
Based on property information with market context.
Built in 1980, this 2,822 SF mixed-use property includes 1,380 SF of retail area that is currently available, along with two residential units. The configuration supports a combination of commercial occupancy and residential rental income within one building.
The property is located at 204 W McCart St in Krum, within the Old Town core and along FM 1173. TxDOT improvements, including a widening program and active construction projects nearby, are identified as part of the surrounding access and infrastructure activity. Commercial General zoning applies to the site, and the two residential units provide an additional income component alongside the available retail space.
The property is located at 204 W McCart St in Krum, within the Old Town core and along FM 1173. TxDOT improvements, including a widening program and active construction projects nearby, are identified as part of the surrounding access and infrastructure activity. Commercial General zoning applies to the site, and the two residential units provide an additional income component alongside the available retail space.
Key Highlights
- 2,822 SF mixed‑use building at 204 W McCart St, Krum, TX 76249
- 1,380 SF of retail space currently available
- Two residential units provide rental income
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
$46,841
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
7.21%
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%
$936,820
$936.8K
Cap Rate 7%
$669,157
$669.2K
Cap Rate 9%
$520,456
$520.5K
Market Conditions
NOI Build-Up for 2,822 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
$70.4K $24.96/SF
− Vacancy
−$3.5K −$1.25/SF
EGI
$66.9K $23.71/SF
− OpEx
−$20.1K −$7.11/SF
NOI
$46.8K $16.60/SF
Area
Denton County, TX
Vacancy
5.00%
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%
$936,820
Cap Rate 7%
$669,157
Cap Rate 9%
$520,456
Alternative Uses
Best Use
Multifamily LT 5
$39.46M
$34.53M – $46.04M
NOI $2,762,483 @ 7.0% cap · market cap 425.00%
Second Best
Apartment 5plus
$32.59M
$28.52M – $38.03M
NOI $2,281,605 @ 7.0% cap · market cap 351.02%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
227
Businesses Nearby
Explore this area
Business Placement
Demographics for 76249, TX
9,411
Population
3,375
Households
2.8
Avg Household Size
36
Median Age
33%
College-Educated
93%
High-School Grad
71.1 sq mi
ZIP Area
132
Density / Sq Mi
$111,263
Median Household Income
$51,788
Median Earnings
$1,703
Median Rent
$304,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial General zoning combines available storefront space with two residential units.
Where is this mixed-use property located?
The property is located at 204 W McCart St Krum, TX.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 2,822 SF mixed‑use building at 204 W McCart St, Krum, TX 76249; 1,380 SF of retail space currently available; Two residential units provide rental income
