Shell Retail
For Sale
$1,012,500
5121 S Custer Road, McKinney, TX 75070
CommercialSale, McKinney, TX
Property Size2,500 SF
Lot Size0.11 Acres
Price / SF$405
Days on Market65
Property Features for 5121 S Custer Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Property condition
Under Construction
Zoning description
Commercial
Subdivision
S13608
Directions
Follow GPS directions
Standard status
Active
APN
2941819
Size
2,500 SF
Lot size
0.11 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2024
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Building materials
Brick, Concrete
Roof type
Shingle
Listing Agency:
Zenappy Realty
(214) 430-2895
Listed By:
Sasidhar Kaligotla · License #0749528
(214) 430-2895
Added: Jun 29
Changed: Aug 21
Last Checked: Sep 1 at 10:06AM
MLS# 21182624
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 5121 S Custer Road, this 2,500-square-foot retail space is an under-construction shell suitable for a customized interior build-out. The standalone building was constructed in 2024 with brick and concrete materials, vinyl flooring, central heating, and central air conditioning. Public water and public sewer serve the property, while the 0.1145-acre site includes on-site parking.
The property sits near the intersection of Main Street, Stacy Street, and Custer Road, with CVS, Aldi, and a major bank identified directly behind or adjacent to the site. Its street-facing position supports retail signage and customer access, subject to applicable approvals and construction requirements.
The property sits near the intersection of Main Street, Stacy Street, and Custer Road, with CVS, Aldi, and a major bank identified directly behind or adjacent to the site. Its street-facing position supports retail signage and customer access, subject to applicable approvals and construction requirements.
Key Highlights
- 2,500‑square‑foot retail space on a 0.1145‑acre site
- Under construction with shell delivery for interior customization
- 2024 construction with brick and concrete materials
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
$40,184
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
3.97%
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%
$803,680
$803.7K
Cap Rate 7%
$574,057
$574.1K
Cap Rate 9%
$446,489
$446.5K
Market Conditions
NOI Build-Up for 2,500 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
$60.3K $24.12/SF
− Vacancy
−$2.9K −$1.16/SF
EGI
$57.4K $22.96/SF
− OpEx
−$17.2K −$6.89/SF
NOI
$40.2K $16.07/SF
Area
McKinney, TX
Vacancy
4.80%
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%
$803,680
Cap Rate 7%
$574,057
Cap Rate 9%
$446,489
Alternative Uses
Best Use
Retail
$574.1K
$502.3K – $669.7K
NOI $40,184 @ 7.0% cap · market cap 3.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$702.9K
$615.0K – $820.0K
NOI $49,200 @ 7.0% cap · market cap 4.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
212
Businesses Nearby
53k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 43%
Dining 31%
Shops & Services 26%
Aldi
Groceries
22,720 visits/mo
0.1 miles
Freddy's Frozen Custard & Steakburgers
Dining
9,122 visits/mo
0.1 miles
Chase Bank
Shops & Services
7,878 visits/mo
0.2 miles
Salad and Go
Dining
4,281 visits/mo
0.2 miles
AutoZone
Shops & Services
3,518 visits/mo
0.1 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Under-construction retail space with central HVAC, public water, and public sewer service.
Where is this retail space located?
The property is located at 5121 S Custer Road McKinney, TX.
What is the asking price?
The asking price for this property is $1,012,500.
What are key features of this property?
This property features: 2,500‑square‑foot retail space on a 0.1145‑acre site; Under construction with shell delivery for interior customization; 2024 construction with brick and concrete materials
