BOILSTREET

Boilstreet is a 3,450 sq ft renovation and alteration project located at 450 FM 548 #112 in Forney, Texas. The work involves swapping the locations of the bar and the restroom within the existing structure. The estimated cost for this private project is $400,000, which works out to $116 per square foot. Mingyu LI is the owner of record, and Clinton P Ryan serves as the registered accessibility specialist for the filing.

The project is registered with TDLR and has completed the plan review process . Construction is scheduled to begin in July 2026 and is scheduled to finish in October 2026. This 92-day build window is close to the county median of 98 days for similar renovation filings in Kaufman County. The status is listed as Review Complete, indicating that the regulatory paperwork has been processed and the physical work is imminent.

Project Context and Costs

This renovation is privately funded on private land for private use. The estimated cost of $400,000 is above the county median of $250,000 for renovation and alteration projects in Kaufman County. Similarly, the cost per square foot of $116 is above the county median of $98. The size of the project, at 3,450 sq ft, is close to the median size of 3,500 sq ft for comparable filings in the region. These figures place the project within the typical range for mid-sized commercial renovations in the area, though the per-unit cost is higher than average.

Forney is located in Kaufman County, with a ZIP code population of approximately 77,116 residents according to U.S. Census estimates. The median household income in the area is $104,001, and the median owner-occupied home value is $337,200. Local labor market data shows a Kaufman County unemployment rate of 4.9 percent which is higher than a year earlier. This economic context suggests a stable but competitive environment for construction services in the region.

Third-party sources have noted the project as a seafood boil concept. A post by Hey Forney described Boilstreet as a 3,450 sq ft restaurant build-out. This description aligns with the renovation scope provided in the TDLR filing, which focuses on interior layout changes rather than new construction. The project represents a specific update to an existing commercial space, aimed at improving functionality and accessibility through the reconfiguration of key areas like the bar and restroom.