Restaurant Property with Redevelopment
For Sale
Contact for pricing
543 E FM 3040, Lewisville, TX
NNN leased restaurant with strong franchisee and redevelopment potential.
Property Size5,911 SF
Lot Size1.15 Acres
Price / SF$577.89
Days on Market285
Property Features for 543 E FM 3040
General Information
Standard status
Active
Size
5,911 SF
Lot size
1.15 Acres
Property subtype
RETAIL
Listing Agency:
Stream Capital Partners
(256) 694-9803
Listed By:
Adam English · License #475152062
(256) 694-9803
Source:
Moodyscre
Added: Nov 11, 2025
Changed: Aug 21
Last Checked: Aug 23 at 11:24AM
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 Stream Capital Partners
Investment Insights
Based on property information with market context.
This property, suitable for conventional restaurants, retail, and specialty purposes, features an absolute NNN lease with over 7 years remaining, requiring minimal landlord involvement as the tenant covers insurance, taxes, and maintenance expenses. The property benefits from a large lot size of 1.14 acres. The location is a prime signalized corner with full visibility off E Round Rd, which sees 40,000 vehicles per day, and is just off major highway I-35, ensuring high traffic exposure. Nearby national retailers include Target, Walmart, Kroger, Chick-fil-A, Starbucks, and Home Depot. An 8% rent increase is scheduled for July 2029, with 10%+ increases scheduled at each option. The Vista mall will undergo a $200 million redevelopment, transforming it into a vibrant mixed-use destination featuring multifamily, office, retail, and entertainment. Additionally, a $32 million bond project has been approved to fund critical infrastructure improvements at the current mall site, paving the way for this exciting transformation. The Dallas-Fort Worth metroplex had the largest population growth in the United States in 2023. Within five miles of the site, the average household income is $116,639, reflecting a strong consumer base. The property is operated by Apple Texas Restaurants, which operates over 80 Applebee’s locations and is a subsidiary of SSCP Management, a multi-brand operator with over 500 units, including CiCi’s Pizza, Corner Bakery, Roy’s Fine Dining, and Sonic. The property size is 5,911 square feet.
Key Highlights
- Absolute NNN lease with over 7 years remaining
- Prime signalized corner location with high visibility off E Round Rd (40K vehicles per day), near I‑35
- Strong franchisee, Apple Texas Restaurants, operating over 80 Applebee’s locations
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
$101,797
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
2.98%
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%
$2,035,940
$2.0M
Cap Rate 7%
$1,454,243
$1.5M
Cap Rate 9%
$1,131,078
$1.1M
Market Conditions
NOI Build-Up for 5,911 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
$142.6K $24.12/SF
− Vacancy
−$6.8K −$1.16/SF
EGI
$135.7K $22.96/SF
− OpEx
−$33.9K −$5.74/SF
NOI
$101.8K $17.22/SF
Area
Lewisville, TX
Vacancy
4.80%
Lease Rate
$24.12 /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%
$2,035,940
Cap Rate 7%
$1,454,243
Cap Rate 9%
$1,131,078
Alternative Uses
Best Use
Specialty Retail
$1.45M
$1.27M – $1.70M
NOI $101,797 @ 7.0% cap · market cap 2.98%
Second Best
Retail
$1.36M
$1.19M – $1.58M
NOI $95,011 @ 7.0% cap · market cap 2.78%
Theoretical Best
Office A
$1.97M
$1.72M – $2.30M
NOI $137,949 @ 7.0% cap · market cap 4.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
77
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - NNN leased restaurant with strong franchisee and redevelopment potential.
Where is this conventional restaurant located?
The property is located at 543 E FM 3040 Lewisville, TX.
What is the asking price?
The asking price for this property is $3,415,886.
What are key features of this property?
This property features: Absolute NNN lease with over 7 years remaining; Prime signalized corner location with high visibility off E Round Rd (40K vehicles per day), near I‑35; Strong franchisee, Apple Texas Restaurants, operating over 80 Applebee’s locations
