Historic Two-Story Mixed-Use
For Sale
$850,000
204206-206 Mckinney St, Farmersville, TX 75442
Built in 1895, the property combines a ground-floor coffee house with flexible second-floor residential or commercial space.
Property Size4,816 SF
Price / SF$176.50
Days on Market34
Property Features for 204206-206 Mckinney St
General Information
Standard status
Active
Size
4,816 SF
Building Details
Year Built
1895
Buildings
1
Stories
2
Listing Agency:
Keller Williams Prosper Celina
(972) 382-8882
Listed By:
Jane Mercer · License #0796238
(972) 382-8882
Source:
Exprealty
Added: Jul 20
Changed: Aug 22
Last Checked: Aug 22 at 5:07AM
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 Keller Williams Prosper Celina
Investment Insights
Based on property information with market context.
Located at 204206-206 McKinney St in Farmersville’s historic downtown, this 4,816-square-foot commercial property occupies a two-story building constructed in 1895. The ground level is occupied by the Cup and Canter Coffee House, while the upper level provides a separate, adaptable area that can support living or commercial use.
The second floor includes a kitchenette, two bedrooms, a large great room, two full bathrooms, substantial storage, and oversized windows facing the downtown streetscape. The property is positioned along McKinney Street among locally owned shops and restaurants, with community events taking place throughout the year. Its combination of an established coffee-house use and a fully configured upper level creates a distinctive mixed-use format in the downtown setting.
The second floor includes a kitchenette, two bedrooms, a large great room, two full bathrooms, substantial storage, and oversized windows facing the downtown streetscape. The property is positioned along McKinney Street among locally owned shops and restaurants, with community events taking place throughout the year. Its combination of an established coffee-house use and a fully configured upper level creates a distinctive mixed-use format in the downtown setting.
Key Highlights
- 4,816‑square‑foot, two‑story commercial building constructed in 1895
- Ground floor occupied by Cup and Canter Coffee House
- Upper level supports living or commercial use
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
$77,492
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
9.12%
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%
$1,549,840
$1.5M
Cap Rate 7%
$1,107,029
$1.1M
Cap Rate 9%
$861,022
$861.0K
Market Conditions
NOI Build-Up for 4,816 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
$116.2K $24.12/SF
− Vacancy
−$5.5K −$1.13/SF
EGI
$110.7K $22.99/SF
− OpEx
−$33.2K −$6.90/SF
NOI
$77.5K $16.09/SF
Area
Collin County, TX
Vacancy
4.70%
Lease Rate
$24.12 /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%
$1,549,840
Cap Rate 7%
$1,107,029
Cap Rate 9%
$861,022
Alternative Uses
Best Use
Specialty Retail
$1.18M
$1.04M – $1.38M
NOI $82,940 @ 7.0% cap · market cap 9.76%
Second Best
Retail
$1.11M
$968.7K – $1.29M
NOI $77,492 @ 7.0% cap · market cap 9.12%
Theoretical Best
Industrial
$4.79M
$4.19M – $5.58M
NOI $334,983 @ 7.0% cap · market cap 39.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
438
Businesses Nearby
34k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 75%
Dining 25%
Exxon
Shops & Services
14,449 visits/mo
0.1 miles
SONIC Drive In
Dining
8,344 visits/mo
0.5 miles
Dollar General
Shops & Services
5,709 visits/mo
0.4 miles
Family Dollar
Shops & Services
5,128 visits/mo
0.5 miles
Demographics for 75442, TX
11,241
Population
4,060
Households
2.8
Avg Household Size
39
Median Age
18%
College-Educated
85%
High-School Grad
107.6 sq mi
ZIP Area
104
Density / Sq Mi
$84,591
Median Household Income
$48,482
Median Earnings
$1,501
Median Rent
$330,000
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Built in 1895, the property combines a ground-floor coffee house with flexible second-floor residential or commercial space.
Where is this mixed-use property located?
The property is located at 204206-206 Mckinney St Farmersville, TX.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 4,816‑square‑foot, two‑story commercial building constructed in 1895; Ground floor occupied by Cup and Canter Coffee House; Upper level supports living or commercial use
