Historic Two-Story Mixed-Use
New
For Sale
$850,000
206 Mckinney Street 204/206, Farmersville, TX 75442
Ground-floor coffeehouse space complements an adaptable upper level with residential-style amenities and downtown street views.
Property Size4,816 SF
Days on Market7
Property Features for 206 Mckinney Street 204/206
General Information
Standard status
Active
Size
4,816 SF
Property subtype
Business
Amenities
kitchenette
two bedrooms
large great room
two full baths
abundant storage
oversized windows
Building Details
Building Size
4,816 SF
Year Built
1895
Buildings
1
Stories
2
Listing Agency:
Keller Williams Prosper Celina
(469) 993-3121
Listed By:
Jane Mercer · License #0796238
Source:
Sociallivingre
Added: Aug 2
Changed: Aug 3
Last Checked: Aug 8 at 9:54AM
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 206 McKinney Street in Farmersville, this two-story mixed-use property dates to 1895 and combines a commercial ground floor with a versatile second level. The first floor is occupied by Cup and Canter Coffee House. Above, the property includes a kitchenette, two bedrooms, a large great room, two full baths, substantial storage, and oversized windows oriented toward the downtown streetscape. The upper floor is described as suitable for living or commercial use.
The building sits in Historic Downtown Farmersville among locally owned shops, restaurants, and recurring community events. Its position on McKinney Street places the property within an established downtown setting while retaining the architectural character of a late-19th-century commercial building. The combination of an operating coffeehouse on the first floor and flexible space above creates a clearly defined mixed-use configuration.
The building sits in Historic Downtown Farmersville among locally owned shops, restaurants, and recurring community events. Its position on McKinney Street places the property within an established downtown setting while retaining the architectural character of a late-19th-century commercial building. The combination of an operating coffeehouse on the first floor and flexible space above creates a clearly defined mixed-use configuration.
Key Highlights
- Two‑story commercial building constructed in 1895
- First floor occupied by Cup and Canter Coffee House
- Second floor offers 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
378
Businesses Nearby
20k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Exxon
Shops & Services
14,449 visits/mo
0.4 miles
Dollar General
Shops & Services
5,709 visits/mo
0.0 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 - Ground-floor coffeehouse space complements an adaptable upper level with residential-style amenities and downtown street views.
Where is this mixed-use property located?
The property is located at 206 Mckinney Street 204/206 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: Two‑story commercial building constructed in 1895; First floor occupied by Cup and Canter Coffee House; Second floor offers living or commercial use
