Waterfront Restaurant
For Sale
$2,600,000
6601 Mediterranean Dr Unit 6101, McKinney, TX 75072
Renovated dining space with tenant in place, lake-facing patio, upgraded kitchen infrastructure, and updated electrical and lighting.
Property Size4,987 SF
Price / SF$521.36
Days on Market15
Property Features for 6601 Mediterranean Dr Unit 6101
General Information
Standard status
Active
Size
4,987 SF
Occupancy
100%
Restaurant
Commercial Hood
Yes
Patio
Yes
Additional Details
Cap Rate
7%
Building Details
Year Built
2013
Listing Agency:
Tye Realty Group
(214) 674-9999
Listed By:
Jared Tye
Source:
Franzettirealestate
Added: Aug 16
Changed: Aug 30
Last Checked: Aug 25 at 4:39AM
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 Tye Realty Group
Investment Insights
Based on property information with market context.
This 4,987-square-foot conventional restaurant property was built in 2013 and substantially renovated for restaurant operations. Improvements include a new bar with backlit quartzite, wood flooring, ceiling-mounted acoustic panels, a transparent glass wine cellar, expanded electrical and lighting systems, and a new audio system. The kitchen now has approximately 27 feet of hood length, including an added 11-foot hood.
The restaurant is located at Adriatica Village in McKinney, with a patio overlooking Adriatica Lake. The property is near Stonebridge Ranch, Frisco, and Prosper. The restaurant opened in May 2026 and is occupied under a five-year lease with one additional five-year renewal option and annual rent increases. Personal guarantees from all three restaurant partners are included, and the approximate cap rate is 7%.
The restaurant is located at Adriatica Village in McKinney, with a patio overlooking Adriatica Lake. The property is near Stonebridge Ranch, Frisco, and Prosper. The restaurant opened in May 2026 and is occupied under a five-year lease with one additional five-year renewal option and annual rent increases. Personal guarantees from all three restaurant partners are included, and the approximate cap rate is 7%.
Key Highlights
- 4,987‑square‑foot conventional restaurant property built in 2013
- Restaurant opened in May 2026 with a five‑year lease and one additional five‑year renewal option
- Approximately 27 feet of kitchen hood length, including a new 11‑foot hood
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
$85,885
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
3.30%
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%
$1,717,700
$1.7M
Cap Rate 7%
$1,226,929
$1.2M
Cap Rate 9%
$954,278
$954.3K
Market Conditions
NOI Build-Up for 4,987 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
$120.3K $24.12/SF
− Vacancy
−$5.8K −$1.16/SF
EGI
$114.5K $22.96/SF
− OpEx
−$28.6K −$5.74/SF
NOI
$85.9K $17.22/SF
Area
McKinney, 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%
$1,717,700
Cap Rate 7%
$1,226,929
Cap Rate 9%
$954,278
Alternative Uses
Best Use
Specialty Retail
$1.23M
$1.07M – $1.43M
NOI $85,885 @ 7.0% cap · market cap 3.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.40M
$1.23M – $1.64M
NOI $98,144 @ 7.0% cap · market cap 3.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
996
Businesses Nearby
80k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 63%
Groceries 32%
Shops & Services 5%
Tom Thumb
Groceries
25,592 visits/mo
0.4 miles
McDonald's
Dining
21,407 visits/mo
0.3 miles
Starbucks
Dining
14,496 visits/mo
0.3 miles
Panda Express
Dining
13,164 visits/mo
0.4 miles
The UPS Store
Shops & Services
1,564 visits/mo
0.3 miles
Demographics for 75072, TX
55,538
Population
18,618
Households
3
Avg Household Size
38
Median Age
62%
College-Educated
98%
High-School Grad
12.1 sq mi
ZIP Area
4,590
Density / Sq Mi
$155,294
Median Household Income
$74,341
Median Earnings
$2,317
Median Rent
$472,700
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?
Conventional restaurant - Renovated dining space with tenant in place, lake-facing patio, upgraded kitchen infrastructure, and updated electrical and lighting.
Where is this conventional restaurant located?
The property is located at 6601 Mediterranean Dr Unit 6101 McKinney, TX.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: 4,987‑square‑foot conventional restaurant property built in 2013; Restaurant opened in May 2026 with a five‑year lease and one additional five‑year renewal option; Approximately 27 feet of kitchen hood length, including a new 11‑foot hood
