Four-Office Built-Out Office
For Sale
$550,000
400 Stonebrook Parkway #9O4, Frisco, TX 75036
Finished commercial condominium with ADA restroom, lobby, breakroom, and a mostly open floor plan.
Property Size1,260 SF
Price / SF$458.33
Days on Market9
Property Features for 400 Stonebrook Parkway #9O4
General Information
Standard status
Active
Size
1,260 SF
Property subtype
Commercial
Zoning
R119 Commercial Condominium
Building Details
Building Size
1,260 SF
Year Built
2024
Stories
1
Units
1
Listing Agency:
Beam Real Estate, LLC
(214) 466-9922
Listed By:
Justin Varghese · License #0668071
(214) 466-9922
Source:
Cornerstonehomeandranch
Added: Aug 24
Changed: Aug 31
Last Checked: Aug 31 at 5:11PM
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 Beam Real Estate, LLC
Investment Insights
Based on property information with market context.
This 1,200-square-foot office unit is configured with a reception lobby, four private offices, a mostly open work area, breakroom, and ADA-compliant restroom. Finished ceilings range from 10 to 12 feet. Commercial carpet serves the office areas, with vinyl in the hallway and tile finishes in the breakroom and restroom. The space was built in 2024 and is presented in finished condition for office use.
The property is located at 400 Stonebrook Parkway #9O4 in Frisco, between Stonebrook Parkway and FM 423. It is identified as an R119 Commercial Condominium. The layout is described as suitable for 3 to 10 people and combines private rooms with shared reception and amenity areas.
The property is located at 400 Stonebrook Parkway #9O4 in Frisco, between Stonebrook Parkway and FM 423. It is identified as an R119 Commercial Condominium. The layout is described as suitable for 3 to 10 people and combines private rooms with shared reception and amenity areas.
Key Highlights
- 1, 200 SF office unit with four private offices
- Reception lobby, mostly open floor plan, breakroom, and ADA‑compliant restroom
- Finished ceilings measuring 10' - 12'
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
$24,618
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
4.48%
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%
$492,360
$492.4K
Cap Rate 7%
$351,686
$351.7K
Cap Rate 9%
$273,533
$273.5K
Market Conditions
NOI Build-Up for 1,200 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
$37.7K $31.44/SF
− Vacancy
−$4.9K −$4.09/SF
EGI
$32.8K $27.35/SF
− OpEx
−$8.2K −$6.84/SF
NOI
$24.6K $20.51/SF
Area
Frisco, TX
Vacancy
13.00%
Lease Rate
$31.44 /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%
$492,360
Cap Rate 7%
$351,686
Cap Rate 9%
$273,533
Alternative Uses
Best Use
Office B
$351.7K
$307.7K – $410.3K
NOI $24,618 @ 7.0% cap · market cap 4.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$468.2K
$409.7K – $546.2K
NOI $32,773 @ 7.0% cap · market cap 5.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
520
Businesses Nearby
Explore this area
Business Placement
Demographics for 75036, TX
35,148
Population
11,823
Households
3
Avg Household Size
39
Median Age
62%
College-Educated
96%
High-School Grad
10.8 sq mi
ZIP Area
3,254
Density / Sq Mi
$141,761
Median Household Income
$73,125
Median Earnings
$2,238
Median Rent
$500,000
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 - Finished commercial condominium with ADA restroom, lobby, breakroom, and a mostly open floor plan.
Where is this office units located?
The property is located at 400 Stonebrook Parkway #9O4 Frisco, TX.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 1, 200 SF office unit with four private offices; Reception lobby, mostly open floor plan, breakroom, and ADA‑compliant restroom; Finished ceilings measuring 10' - 12'
