Professional Suite in Mixed-Use
For Sale
Contact for pricing
4104 S Custer Rd, McKinney, TX 75070
Second-floor suite ideal for medical, wellness, or professional services.
Property Size1,736 SF
Price / SF$331.22
Days on Market149
Property Features for 4104 S Custer Rd
General Information
Standard status
Active
Size
1,736 SF
Class
A
Property subtype
Retail, Office
Zoning
Multi
Investment Type
Owner/User
Building Details
Year Built
2025
Buildings
1
Stories
2
Units
1
Listing Agency:
Trident Investments
Listed By:
Jacob Pal · License #FSBO
Source:
Crexi
Added: Mar 17
Changed: Aug 8
Last Checked: Aug 12 at 7:44AM
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 Trident Investments
Investment Insights
Based on property information with market context.
This second-floor professional suite is located within a fully occupied, 34-unit mixed-use development. The 1736-square-foot space is suitable for medical, dental, wellness, coaching, tutoring, or other professional services. The building's ground-floor tenants, which include ramen, a sauna, a med spa, a salon, and a fitness center, generate consistent daily traffic. The property benefits from a built-in customer base, with 700 apartments on the same property and an additional 400 preleased units under construction. The suite is in shell condition, allowing for a full custom build-out. A tenant improvement allowance is negotiable for qualified tenants. The property is located at 4104 S Custer Rd, McKinney, TX 75070.
Key Highlights
- Built‑in customer base from 700 existing and 400 pre‑leased apartments on the same property.
- High daily traffic driven by established ground‑floor tenants (ramen, sauna, med spa, salon, fitness).
- Ideal for medical, dental, wellness, coaching, tutoring, or professional services.
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
$22,302
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
3.88%
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%
$446,040
$446.0K
Cap Rate 7%
$318,600
$318.6K
Cap Rate 9%
$247,800
$247.8K
Market Conditions
NOI Build-Up for 1,736 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
$38.1K $21.96/SF
− Vacancy
−$8.4K −$4.83/SF
EGI
$29.7K $17.13/SF
− OpEx
−$7.4K −$4.28/SF
NOI
$22.3K $12.85/SF
Area
McKinney, TX
Vacancy
22.00%
Lease Rate
$21.96 /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%
$446,040
Cap Rate 7%
$318,600
Cap Rate 9%
$247,800
Alternative Uses
Best Use
Office B
$318.6K
$278.8K – $371.7K
NOI $22,302 @ 7.0% cap · market cap 3.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$488.1K
$427.1K – $569.4K
NOI $34,164 @ 7.0% cap · market cap 5.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
202
Businesses Nearby
Explore this area
Business Placement
Demographics for 75070, TX
57,712
Population
24,323
Households
2.4
Avg Household Size
34
Median Age
57%
College-Educated
98%
High-School Grad
11.3 sq mi
ZIP Area
5,107
Density / Sq Mi
$106,549
Median Household Income
$65,855
Median Earnings
$1,799
Median Rent
$429,300
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 - Second-floor suite ideal for medical, wellness, or professional services.
Where is this office units located?
The property is located at 4104 S Custer Rd McKinney, TX.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Built‑in customer base from **700 existing and 400 pre‑leased apartments** on the same property.; High daily traffic driven by established ground‑floor tenants (ramen, sauna, med spa, salon, fitness).; Ideal for medical, dental, wellness, coaching, tutoring, or professional services.
