Flex Space with Dual
New
For Sale
$1,385,000
5818 N Mcdonald Street, Melissa, TX 75454
Two-building commercial property with office improvements, a metal service building, and drive-through access from two roads.
Property Size1,472 SF
Lot Size1.12 Acres
Price / SF$940.90
Days on Market3
Property Features for 5818 N Mcdonald Street
General Information
Standard status
Active
Size
1,472 SF
Lot size
1.12 Acres
Property subtype
Office
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Build-Out
1,472 SF
Office Units
1
Taxes and HOA fees
Annual Taxes
$5,698
Building Details
Building Size
1,472 SF
Year Built
1950
Buildings
2
Listing Agency:
RE/MAX DFW Associates
Listed By:
Clayton Craft
Source:
Sociallivingre
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 9 at 8:33PM
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 RE/MAX DFW Associates
Investment Insights
Based on property information with market context.
This flex property includes two buildings on approximately 1.119 acres. The 1,472 SF structure was built in 1950, remodeled within the last 8 years, and configured as an office with a bathroom and kitchenette. A separate 2,340 SF metal building has a concrete floor and three 12-foot roll-up doors, supporting a range of office, storage, and service-oriented operations.
The property is located on N McDonald Street between McKinney and Melissa, with access from both N McDonald Street on the west and CR 278 on the east. The site is minutes from Melissa and offers access to Hwy 75, Hwy 121, HEB, and RaceTrac.
The property is located on N McDonald Street between McKinney and Melissa, with access from both N McDonald Street on the west and CR 278 on the east. The site is minutes from Melissa and offers access to Hwy 75, Hwy 121, HEB, and RaceTrac.
Key Highlights
- Approximately 1.119‑acre commercial lot with two buildings
- 1,472 SF office building built in 1950 and remodeled within the last 8 years
- Office layout includes a bathroom and kitchenette
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
$102,387
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
7.39%
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%
$2,047,740
$2.0M
Cap Rate 7%
$1,462,671
$1.5M
Cap Rate 9%
$1,137,633
$1.1M
Market Conditions
NOI Build-Up for 1,472 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
$162.0K $110.04/SF
− Vacancy
−$15.7K −$10.67/SF
EGI
$146.3K $99.37/SF
− OpEx
−$43.9K −$29.81/SF
NOI
$102.4K $69.56/SF
Area
Collin County, TX
Vacancy
9.70%
Lease Rate
$110.04 /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%
$2,047,740
Cap Rate 7%
$1,462,671
Cap Rate 9%
$1,137,633
Alternative Uses
Best Use
Industrial
$1.46M
$1.28M – $1.71M
NOI $102,387 @ 7.0% cap · market cap 7.39%
Second Best
Office B
$266.7K
$233.4K – $311.1K
NOI $18,668 @ 7.0% cap · market cap 1.35%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
82
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75454, TX
16,252
Population
6,289
Households
2.6
Avg Household Size
33
Median Age
51%
College-Educated
95%
High-School Grad
21.4 sq mi
ZIP Area
759
Density / Sq Mi
$135,556
Median Household Income
$64,368
Median Earnings
$2,262
Median Rent
$421,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two-building commercial property with office improvements, a metal service building, and drive-through access from two roads.
Where is this flex space located?
The property is located at 5818 N Mcdonald Street Melissa, TX.
What is the asking price?
The asking price for this property is $1,385,000.
What are key features of this property?
This property features: Approximately 1.119‑acre commercial lot with two buildings; 1,472 SF office building built in 1950 and remodeled within the last 8 years; Office layout includes a bathroom and kitchenette
