Prime Commercial Land in
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FM 1378 Country Club Rd. at FM 2514 Parker Rd., Wylie, TX 75098
Strategically located land with high growth potential in Northern Wylie.
Property Size8,258 SF
Price / SF$329.80
Days on Market1900
Property Features for FM 1378 Country Club Rd. at FM 2514 Parker Rd.
General Information
Standard status
Active
Size
8,258 SF
Class
A
Property subtype
Land, Office, Retail
Zoning
PD (retail)
Building Details
Year Built
2027
Buildings
1
Stories
1
Units
6
Listing Agency:
Imperium Holdings LP
Listed By:
Stephen Schattner · License #TX 0502217
Source:
Crexi
Added: Jun 27, 2021
Changed: Aug 27
Last Checked: Sep 8 at 3:31AM
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 Imperium Holdings LP
Investment Insights
Based on property information with market context.
Located 36 minutes north of downtown Dallas, The Shops of Northern Wylie is positioned at the southwest corner of FM 1378 and FM 2514. Both roads have been widened to a six-lane thoroughfare. The property is situated at the signalized crossroad of two major, regional thoroughfares, bordered by the City of Wylie to the southwest, the Town of Lucas to the northwest, and the Town of Saint Paul to the southeast and northeast. The property will be shadow anchored by a new Tom Thumb grocery store at the northwest corner. The Tom Thumb development will include a 130,000-square-foot shopping center anchored by Tom Thumb and a 25,000-square-foot restaurant village with 15 pad sites and a community park. Construction for the Tom Thumb is expected to begin in the fourth quarter 2025 and wrap up in 2026. The neighboring community of Parker prohibits commercial development, limiting retail competition up to five miles west. High barriers to entry have historically limited commercial development in the area. The Shops of Northern Wylie is a commercial island offering business owners an opportunity to capture consumers within an expansive trade area. Limited to no retail services exist for two miles south, five miles west, three miles east up to the edge of Lake Lavon, and ten miles north. The intersection is surrounded by several thousand existing high-density residential homes to the south, with several thousand more lots planned immediately north and east. A CVS is already constructed and operating. Zoned Planned Development, PD-10, the 8258-square-meter site is suitable for fuel operations and banks, retail and professional services, automotive businesses, and drive-through and sit-down restaurants. All utilities are on site.
Key Highlights
- Shadow‑anchored by new Tom Thumb grocery store and a 25,000 sq ft restaurant village with 15 pad sites and a community park (construction expected to begin Q4 2025, wrap up in 2026).
- Located at the signalized intersection of two six‑lane thoroughfares (FM 1378 and FM 2514) in a rapidly growing region.
- High barriers to entry and limited retail competition.
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
$142,217
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
5.22%
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%
$2,844,340
$2.8M
Cap Rate 7%
$2,031,671
$2.0M
Cap Rate 9%
$1,580,189
$1.6M
Market Conditions
NOI Build-Up for 8,258 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
$199.2K $24.12/SF
− Vacancy
−$9.6K −$1.16/SF
EGI
$189.6K $22.96/SF
− OpEx
−$47.4K −$5.74/SF
NOI
$142.2K $17.22/SF
Area
Collin County, 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%
$2,844,340
Cap Rate 7%
$2,031,671
Cap Rate 9%
$1,580,189
Alternative Uses
Best Use
Specialty Retail
$2.03M
$1.78M – $2.37M
NOI $142,217 @ 7.0% cap · market cap 5.22%
Second Best
Retail
$1.90M
$1.66M – $2.21M
NOI $132,875 @ 7.0% cap · market cap 4.88%
Theoretical Best
Industrial
$8.21M
$7.18M – $9.57M
NOI $574,396 @ 7.0% cap · market cap 21.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
Explore this area
Business Placement
Demographics for 75098, TX
67,212
Population
22,080
Households
3
Avg Household Size
35
Median Age
41%
College-Educated
91%
High-School Grad
32.0 sq mi
ZIP Area
2,100
Density / Sq Mi
$115,587
Median Household Income
$53,163
Median Earnings
$1,979
Median Rent
$362,900
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?
Commercial land - Strategically located land with high growth potential in Northern Wylie.
Where is this commercial land located?
The property is located at FM 1378 Country Club Rd. at FM 2514 Parker Rd. Wylie, TX.
What is the asking price?
The asking price for this property is $2,723,468.
What are key features of this property?
This property features: Shadow‑anchored by new Tom Thumb grocery store and a 25,000 sq ft restaurant village with 15 pad sites and a community park (construction expected to begin Q4 2025, wrap up in 2026).; Located at the signalized intersection of two six‑lane thoroughfares (FM 1378 and FM 2514) in a rapidly growing region.; High barriers to entry and limited retail competition.
