New Self-Storage Facility with
For Sale
$1,250,000
621 Poetry Road, Royse City, TX 75228
CommercialSale, Royse City, TX
Property Size7,500 SF
Lot Size2.27 Acres
Price / SF$166.67
Days on Market16
Property Features for 621 Poetry Road
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning description
Commercial & Residential
Directions
Use GPS.
Standard status
Active
APN
00000000000
Size
7,500 SF
Lot size
2.27 Acres
Amenities
security camera system
Building Details
Year built
2026
Floors in Building
1
Number of units
69
Flooring type
Concrete
Building materials
MetalSiding
Roof type
Metal
Listing Agency:
HomeSmart
(972) 401-1400
Listed By:
Manny Mendez · License #0763545
(817) 992-7871
Added: Aug 8
Changed: Aug 21
Last Checked: Aug 23 at 11:06AM
MLS# 21211517
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 self-storage facility includes 69 units, an on-site office, three storage-unit buildings, and one barn across a 7,500-square-foot, one-story layout. The 2.27-acre property features a slab foundation, metal walls, a metal roof, and concrete flooring. An exterior security camera system is installed and can convey with the sale. The facility was built in 2026.
Located just off Highway 276 near Southern Junction, the property offers direct access to the surrounding area. It is approximately 13 minutes from Interstate 30 and about 17 minutes from H-E-B in Rockwall. The asset is situated in Royse City, Texas, within Rockwall County.
Located just off Highway 276 near Southern Junction, the property offers direct access to the surrounding area. It is approximately 13 minutes from Interstate 30 and about 17 minutes from H-E-B in Rockwall. The asset is situated in Royse City, Texas, within Rockwall County.
Key Highlights
- 69 storage units plus an on‑site office
- 7,500 square feet on 2.27 acres
- Three storage‑unit buildings and one barn
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
$69,552
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
5.56%
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%
$1,391,040
$1.4M
Cap Rate 7%
$993,600
$993.6K
Cap Rate 9%
$772,800
$772.8K
Market Conditions
NOI Build-Up for 7,500 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
$108.0K $14.40/SF
− Vacancy
−$8.6K −$1.15/SF
EGI
$99.4K $13.25/SF
− OpEx
−$29.8K −$3.97/SF
NOI
$69.6K $9.27/SF
Area
ZIP 75228
Vacancy
8.00%
Lease Rate
$14.40 /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%
$1,391,040
Cap Rate 7%
$993,600
Cap Rate 9%
$772,800
Alternative Uses
Best Use
Self Storage
$993.6K
$869.4K – $1.16M
NOI $69,552 @ 7.0% cap · market cap 5.56%
Second Best
Warehouse
$791.2K
$692.3K – $923.1K
NOI $55,386 @ 7.0% cap · market cap 4.43%
Theoretical Best
Office A
$8.21M
$7.18M – $9.58M
NOI $574,644 @ 7.0% cap · market cap 45.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Explore this area
Business Placement
Demographics for 75228, TX
68,219
Population
27,329
Households
2.5
Avg Household Size
34
Median Age
21%
College-Educated
73%
High-School Grad
11.4 sq mi
ZIP Area
5,984
Density / Sq Mi
$59,617
Median Household Income
$36,862
Median Earnings
$1,196
Median Rent
$259,500
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Self storage facility - One-story storage property with an on-site office, metal construction, concrete flooring, and exterior security cameras.
Where is this self storage facility located?
The property is located at 621 Poetry Road Royse City, TX.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 69 storage units plus an on‑site office; 7,500 square feet on 2.27 acres; Three storage‑unit buildings and one barn
