Flex Space with Two
New
For Sale
$1,385,000
5818 N Mcdonald Street, Melissa, TX 75454
CommercialSale, Melissa, TX
Property Size1,472 SF
Lot Size1.12 Acres
Price / SF$940.90
Days on Market1
Property Features for 5818 N Mcdonald Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial
Parking features
Garage, Driveway, Parking Lot
Accessibility
Accessible Approach with Ramp
Subdivision
Abner Smalley Surv Abs #864
Directions
From McKinney, take Hwy 75 north to to exit 44 to Hwy 121 toward Bonham to stop light at Race Trac. Take a right, go back south for approx 1 mile. Property on the east side of N McDonald There is no sign on the property.
Standard status
Active
APN
R686400000501
Lot size
1.12 Acres
Taxes and HOA fees
Tax Description
ABS A0864 ABNER SMALLY SURVEY, TRACT 5, 1.118
Tax Annual Amount
5698
Legal Description
ABS A0864 ABNER SMALLY SURVEY, TRACT 5, 1.118
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central, Heat Pump (Heating)
Cooling system
Heat Pump, Electric, Central Air
Water source
Public
Building Details
Year built
1950
Floors in Building
1
Number of units
2
Flooring type
Wood, Concrete
Building materials
FiberCement, MetalSiding
Roof type
Composition, Metal
Listing Agency:
RE/MAX DFW Associates · RE/MAX International
(972) 312-9000
Listed By:
Clayton Craft · License #455196
(972) 462-8181
Added: Sep 9
Last Checked: Sep 9 at 8:06PM
MLS# 21381339
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.
This 1.119-acre commercial property includes two separate buildings with distinct functional profiles. The 1,472-square-foot structure, built in 1950 and remodeled within the last 8 years, is configured as an office with a bathroom and kitchenette. A second 2,340-square-foot metal building measures 78 by 30 feet, has a concrete floor, and includes three 12-foot roll-up doors.
The site has access from both N McDonald Street on the west and CR 278 on the east, creating a drive-through layout across the property. Public water and septic service are in place. Additional improvements include a parking lot, garage, driveway, accessible approach with ramp, metal and composition roofing, central air, and electric heat-pump systems.
The site has access from both N McDonald Street on the west and CR 278 on the east, creating a drive-through layout across the property. Public water and septic service are in place. Additional improvements include a parking lot, garage, driveway, accessible approach with ramp, metal and composition roofing, central air, and electric heat-pump systems.
Key Highlights
- 1.119‑acre commercial property with two buildings
- 1,472 SF office building built in 1950 and remodeled within the last 8 years
- 2,340 SF metal building measuring 78x30 feet
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
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 - Commercial property combines a remodeled office setup with a metal building and dual-access drive-through lot.
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: 1.119‑acre commercial property with two buildings; 1,472 SF office building built in 1950 and remodeled within the last 8 years; 2,340 SF metal building measuring 78x30 feet
