Live-Work Space with
New
For Sale
$785,000
7889 County Road 134, Celina, TX 75009
SINGLE_FAMILY - Celina, TX
Property Size900 SF
Lot Size2.22 Acres
Price / SF$872.22
Days on Market2
Property Features for 7889 County Road 134
General Information
Property type
Residential
Property subtype
Office
Zoning description
Located outside of city limits and outside of the ETJ
Parking features
Garage, Driveway, Covered, Open
Security features
Security
Fireplace
1
Subdivision
Dickerson Estates
Lot features
Acreage, Back Yard, Interior Lot, Lawn, Landscaped, Few Trees
Directions
Headed North on Dallas North Tollway, Right (East) on Outer Loop Rd, Left (North) on Preston Rd, Right on County Rd 134, destination will be on your right!
Standard status
Active
APN
R500100000201
Lot size
2.22 Acres
Taxes and HOA fees
Tax Description
DICKERSON ESTATES (GCN), LOT 2
Tax Annual Amount
10318
Legal Description
DICKERSON ESTATES (GCN), LOT 2
Utilities
Sewer type
Aerobic Septic, Septic Tank
Heating system
Central, Electric (Heating), Fireplace(s)
Cooling system
Electric, Central Air, Ceiling Fan(s)
Water source
Public
Building Details
Year built
2002
Floors in Building
2
Number of units
1
Flooring type
Hardwood, Wood, Carpet, Tile
Building materials
Frame, WoodSiding
Roof type
Shingle, Composition
Listing Agency:
Ashton Wall Real Estate
(214) 558-7355
Listed By:
Lisa Rogers · License #0643553
(214) 558-7355
Added: Aug 14
Last Checked: Aug 15 at 3:06AM
MLS# 21355428
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 live-work property combines a 2,636 SF residence with a detached 900 SF workshop and an oversized attached garage or work area. The home includes 3 bedrooms, 2.5 baths, an upstairs bonus or flex room, a wraparound porch, covered outdoor living, and a pool. The detached shop is insulated, measures 30' x 30', and has electricity for storage, equipment, vehicles, trailers, inventory, or materials.
The property contains approximately 2.21 acres outside the Celina city limits and ETJ, with approximately 210 feet of County Road 134 frontage. No known deed restrictions are identified in the property information. Water service is provided by Mustang SUD, and wastewater is handled by private septic. Existing features support a combined residential and work-oriented setup, subject to buyer verification of permitted uses, restrictions, utilities, and intended-use suitability.
The property contains approximately 2.21 acres outside the Celina city limits and ETJ, with approximately 210 feet of County Road 134 frontage. No known deed restrictions are identified in the property information. Water service is provided by Mustang SUD, and wastewater is handled by private septic. Existing features support a combined residential and work-oriented setup, subject to buyer verification of permitted uses, restrictions, utilities, and intended-use suitability.
Key Highlights
- Approximately 2.21 acres outside Celina city limits and ETJ
- 2,636 SF residence with 3 bedrooms and 2.5 baths
- Detached insulated 30' x 30' workshop with electricity
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
$62,601
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
7.97%
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%
$1,252,020
$1.3M
Cap Rate 7%
$894,300
$894.3K
Cap Rate 9%
$695,567
$695.6K
Market Conditions
NOI Build-Up for 900 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
$99.0K $110.04/SF
− Vacancy
−$9.6K −$10.67/SF
EGI
$89.4K $99.37/SF
− OpEx
−$26.8K −$29.81/SF
NOI
$62.6K $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%
$1,252,020
Cap Rate 7%
$894,300
Cap Rate 9%
$695,567
Alternative Uses
Best Use
Industrial
$894.3K
$782.5K – $1.04M
NOI $62,601 @ 7.0% cap · market cap 7.97%
Second Best
Mixed Use
$177.4K
$155.3K – $207.0K
NOI $12,420 @ 7.0% cap · market cap 1.58%
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
29
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Owner-user property pairs a residence with shop, garage, acreage, and outdoor work areas.
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 ETJ; 2,636 SF residence with 3 bedrooms and 2.5 baths; Detached insulated 30' x 30' workshop with electricity
