Corner Office Suite with Dual
For Sale
Contact for pricing
9191 Kyser Way, Frisco, TX 75033
Corner professional office suite featuring two entries/exits and an efficient interior layout with upscale finishes.
Property Size1,404 SF
Price / SF$466.52
Days on Market152
Property Features for 9191 Kyser Way
General Information
Standard status
Active
Size
1,404 SF
Property subtype
Office
Building Details
Stories
1
Units
1
Listing Agency:
Nack Realty
Listed By:
Kelly Lyons · License #TX 708314
Source:
Crexi
Added: Apr 22
Changed: Sep 10
Last Checked: Sep 20 at 6:16AM
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 Nack Realty
Investment Insights
Based on property information with market context.
This corner professional office suite is configured with two entries/exits and an efficient floor plan. The space includes upscale finishes in place, providing a ready-to-occupy office environment.
The property is positioned just off Main Street on Kyser Way in Frisco. It also offers abundant parking and building signage, with nearby access to the Dallas North Tollway and Sam Rayburn Tollway, as well as Frisco’s “North Platinum Corridor.”
The suite’s location near master planned communities including The Trails of Frisco and Heath Right Estates supports a convenient customer and client-access setting for office users.
The property is positioned just off Main Street on Kyser Way in Frisco. It also offers abundant parking and building signage, with nearby access to the Dallas North Tollway and Sam Rayburn Tollway, as well as Frisco’s “North Platinum Corridor.”
The suite’s location near master planned communities including The Trails of Frisco and Heath Right Estates supports a convenient customer and client-access setting for office users.
Key Highlights
- Corner professional office suite with two entries/exits
- Efficient interior layout with upscale finishes in place
- Just off Main Street on Kyser Way in the heart of Frisco
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
$28,802
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
4.40%
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%
$576,040
$576.0K
Cap Rate 7%
$411,457
$411.5K
Cap Rate 9%
$320,022
$320.0K
Market Conditions
NOI Build-Up for 1,404 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
$44.1K $31.44/SF
− Vacancy
−$5.7K −$4.09/SF
EGI
$38.4K $27.35/SF
− OpEx
−$9.6K −$6.84/SF
NOI
$28.8K $20.51/SF
Area
Frisco, TX
Vacancy
13.00%
Lease Rate
$31.44 /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%
$576,040
Cap Rate 7%
$411,457
Cap Rate 9%
$320,022
Alternative Uses
Best Use
Office B
$411.5K
$360.0K – $480.0K
NOI $28,802 @ 7.0% cap · market cap 4.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$547.8K
$479.3K – $639.1K
NOI $38,345 @ 7.0% cap · market cap 5.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
942
Businesses Nearby
Explore this area
Business Placement
Demographics for 75033, TX
45,347
Population
16,717
Households
2.7
Avg Household Size
35
Median Age
65%
College-Educated
96%
High-School Grad
21.9 sq mi
ZIP Area
2,071
Density / Sq Mi
$171,640
Median Household Income
$75,703
Median Earnings
$2,055
Median Rent
$606,500
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?
Office units - Corner professional office suite featuring two entries/exits and an efficient interior layout with upscale finishes.
Where is this office units located?
The property is located at 9191 Kyser Way Frisco, TX.
What is the asking price?
The asking price for this property is $655,000.
What are key features of this property?
This property features: Corner professional office suite with two entries/exits; Efficient interior layout with upscale finishes in place; Just off Main Street on Kyser Way in the heart of Frisco
