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    Two-Building Flex and Auto Property Title is generated by Realmo AI

    520 S Sam Rayburn Freeway, Sherman, TX 75090

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    Claim this Listing
    For Sale
    $549,000

    COMMERCIAL - Sherman, TX

    Property size:
    4,400 SF
    Lot size:
    0.39 Acres
    Price / SF:
    $124/SF
    Added:
    May 18, 2026
    Days on Market:
    18
    Last Refresh:
    Jun 4 at 10:06 pm

    Property Features for 520 S Sam Rayburn Freeway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Garage, Parking Lot, Off Street, Open
    Standard status
    Active
    APN
    161724
    Lot size
    0.39 Acres

    Taxes and HOA fees

    Tax Description
    G-0763 MCANAIR J B, ACRES .2978
    Tax Annual Amount
    4205

    Utilities

    Sewer type
    Public Sewer
    Cooling system
    Window Unit(s)
    Water source
    Public

    Building Details

    Year built
    1940
    Floors in Building
    1
    Number of units
    1
    Flooring type
    Concrete
    Building materials
    AluminumSiding, MetalSiding, SteelSiding
    Roof type
    Metal

    We can help!

    Listing Contact
    Seychelle Van Poole

    Listing agent Seychelle Van Poole License #0522221

    Listing office Keller Williams Realty DPR Dallas, TX

    Listing date May 18, 2026

    MLS# 21231798

    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.

    HighLights

    • Two commercial buildings on separate legal parcels in Sherman, TX
    • Approximately 4,400 total SF across two structures, offering space for multiple commercial uses
    • Commercial zoning; served by public water and public sewer
    • Metal roof with aluminum/metal/steel siding; concrete flooring throughout
    • Cooling includes window unit(s)
    • Parking includes a garage, parking lot, off‑street parking, and open parking

    Overview

    Rare opportunity to acquire two commercial buildings on separate parcels in a high-growth corridor of Sherman, Texas near US-75. The offering includes approximately 4,400 square feet of total building space across two structures, providing workable flexibility for contractor space, automotive services, flex use, or small business operations. The layout is well-suited to service-based tenants needing a combination of workspace, storage, and customer or business accessibility. Note: Building and land only; the actual business and contents inside are not included.

    The property is located just minutes from US-75, one of the primary transportation corridors in North Texas, supporting convenient access for both customers and day-to-day operations. The site is comprised of two separate legal parcels, which can add optionality for future leasing, resale, or redevelopment. The property is described as having commercial zoning and long-term upside potential in the area.

    This configuration can fit an owner-user model where one building is occupied while the second generates rental income. It can also appeal to investors looking for multi-tenant potential across two structures, or for contractors who want an on-site setup that supports operations and storage. The separate-parcel structure offers additional planning flexibility as business needs evolve.
    Property Profile Location Intelligence

    Current Use by Public Records

    Flex space

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Feast On This! Catering — 1403 W Houston St, Sherman, TX 75092
    • Garcia's Tamales & Tacos — 200 S Montgomery St, Sherman, TX 75090
    • Sage Cafe — 210 W Houston St, Sherman, TX 75090

    Location Insight

    • Map
    • Local Demand
    City
    Sherman
    County
    Grayson
    State
    Texas
    Longitude
    -96.615422
    Latitude
    33.6351815

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    FAQs

    What type of property is this?
    Flex space - Two separate commercial buildings offer flexible workspace for owner-users or investors seeking service-based income potential.
    Where is this flex space located?
    The property is located at 520 S Sam Rayburn Freeway Sherman, TX.
    What is the asking price?
    The asking price for this property is $549,000.
    What are key features of this property?
    This property features: Two commercial buildings on separate legal parcels in Sherman, TX; Approximately 4,400 total SF across two structures, offering space for multiple commercial uses; Commercial zoning; served by public water and public sewer
    (972) 732-6000
    We can help!
    Listing Contact
    Seychelle Van Poole
    Real Estate License ID: 0522221
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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