Live-Work Property with
New
For Sale
$785,000
7889 County Road 134, Celina, TX 75009
Acreage property pairs a residence with separate shop space, attached garage, and private septic service.
Property Size3,334 SF
Lot Size2.21 Acres
Price / SF$235.45
Days on Market6
Property Features for 7889 County Road 134
General Information
Standard status
Active
Size
3,334 SF
Lot size
2.21 Acres
Property subtype
Office
Site & Location
Road Access
Yes
Utilities to Site
Yes
Additional Details
Warehouse Space
900 SF
Building Details
Year Built
2002
Buildings
1
Listing Agency:
Ashton Wall Real Estate
(214) 558-7355
Listed By:
Rene Jensen · License #0643553
(214) 532-6823
Source:
Lonestarluxuryrealty
Added: Aug 16
Changed: Aug 20
Last Checked: Aug 20 at 5:10AM
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 Ashton Wall Real Estate
Investment Insights
Based on property information with market context.
This live-work property outside Celina city limits and the ETJ includes a 2,636 SF residence with 3 bedrooms, 2.5 baths, and an upstairs bonus or flex room. The improvements also include a separate insulated 30’ x 30’ shop with electricity, an approximately 900 SF detached shop, an oversized attached garage or work area, wraparound porch, covered outdoor living, and a pool. Substantial driveway and outdoor areas support equipment, vehicle, trailer, inventory, or material storage.
The approximately 2.21-acre property has approximately 210 feet of County Road 134 frontage, Mustang SUD water, and private septic. No known deed restrictions are identified in the property information. Potential applications include owner-operated construction, HVAC, plumbing, electrical, pool service, remodeling, landscaping, e-commerce, automotive, or other businesses requiring combined residential, office, workshop, and storage areas, subject to verification of permitted uses, restrictions, utilities, and suitability. The property was built in 2002.
The approximately 2.21-acre property has approximately 210 feet of County Road 134 frontage, Mustang SUD water, and private septic. No known deed restrictions are identified in the property information. Potential applications include owner-operated construction, HVAC, plumbing, electrical, pool service, remodeling, landscaping, e-commerce, automotive, or other businesses requiring combined residential, office, workshop, and storage areas, subject to verification of permitted uses, restrictions, utilities, and suitability. The property was built in 2002.
Key Highlights
- Approximately 2.21 acres outside Celina city limits and the ETJ
- Approximately 210 feet of County Road 134 frontage
- 2,636 SF residence with 3 bedrooms, 2.5 baths, and an upstairs bonus or flex room
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
$46,009
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
5.86%
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%
$920,180
$920.2K
Cap Rate 7%
$657,271
$657.3K
Cap Rate 9%
$511,211
$511.2K
Market Conditions
NOI Build-Up for 3,334 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
$80.0K $24.00/SF
− Vacancy
−$6.4K −$1.92/SF
EGI
$73.6K $22.08/SF
− OpEx
−$27.6K −$8.28/SF
NOI
$46.0K $13.80/SF
Area
Collin County, TX
Vacancy
8.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$920,180
Cap Rate 7%
$657,271
Cap Rate 9%
$511,211
Alternative Uses
Best Use
Industrial
$3.31M
$2.90M – $3.87M
NOI $231,901 @ 7.0% cap · market cap 29.54%
Second Best
Mixed Use
$657.3K
$575.1K – $766.8K
NOI $46,009 @ 7.0% cap · market cap 5.86%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 75009, TX
21,276
Population
9,943
Households
2.1
Avg Household Size
34
Median Age
56%
College-Educated
96%
High-School Grad
98.7 sq mi
ZIP Area
216
Density / Sq Mi
$166,064
Median Household Income
$70,683
Median Earnings
$2,134
Median Rent
$471,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Acreage property pairs a residence with separate shop space, attached garage, and private septic service.
Where is this live-work space located?
The property is located at 7889 County Road 134 Celina, TX.
What is the asking price?
The asking price for this property is $785,000.
What are key features of this property?
This property features: Approximately 2.21 acres outside Celina city limits and the ETJ; Approximately 210 feet of County Road 134 frontage; 2,636 SF residence with 3 bedrooms, 2.5 baths, and an upstairs bonus or flex room
