Building Details

Building Size 11,008 SF

Year Built 2009

Listed By: Aubrey Linville Show Phone

Source: Ltpcommercial

Added: Sep 16 Last Checked: Sep 18 at 6:23AM

Report an Issue

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 Aubrey Linville

Investment Insights

Based on property information with market context.

This medical office property was built in 2009 and is occupied by Ward Family Dentistry and Shobe Pediatric Dentistry, providing dental services from the site. The improvements include a new roof, maintained facilities and landscaping, and ample surface parking. A 3,950-square-foot second floor adds flexibility for owner occupancy or additional income potential.

The property is located on Shallowford Road in Lewisville, positioned between Lowe’s Foods and Food Lion-anchored shopping centers. Its placement along one of the area’s primary thoroughfares provides prominent roadside exposure. The existing dental users and second-floor configuration support a range of medical-office ownership and occupancy strategies.

Key Highlights

• Medical office property built in 2009
• Occupied by Ward Family Dentistry and Shobe Pediatric Dentistry
• 3,950‑square‑foot second floor for owner occupancy or additional income potential

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

$130,745

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

5.28%

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%

$2,614,900 $2.6M

Cap Rate 7%

$1,867,786 $1.9M

Cap Rate 9%

$1,452,722 $1.5M

Market Conditions

NOI Build-Up for 11,008 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

$219.3K $19.92/SF

− Vacancy

−$45.0K −$4.08/SF

EGI

$174.3K $15.84/SF

− OpEx

−$43.6K −$3.96/SF

NOI

$130.7K $11.88/SF

Area

Forsyth County, NC

Vacancy

20.50%

Lease Rate

$19.92 /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%

$2,614,900

Cap Rate 7%

$1,867,786

Cap Rate 9%

$1,452,722

Alternative Uses

Best Use

Office B

$1.87M

$1.63M – $2.18M (±1% cap)

NOI $130,745 @ 7.0% cap · market cap 5.28%

Second Best

Healthcare Medical

$1.85M

$1.62M – $2.16M (±1% cap)

NOI $129,812 @ 7.0% cap · market cap 5.24%

Theoretical Best

Specialty Retail

$2.84M

$2.49M – $3.32M (±1% cap)

NOI $199,063 @ 7.0% cap · market cap 8.04%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

Current Use

Southern Dental Associates ... Dental Office Dr. Ellyn Johnson Physician Nicholas Cornwell Dental Office Dr. Jeffrey Tarr Physician Chad Edwin Shobe Dental Office

Suggested Use

Top Pick Real Estate Agency Restaurant Auto Repair Shop Law Firm Building Supply Kitchen & Bath Showroom

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

335

Businesses Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Demographics for 27023, NC

13,214

Population

5,471

Households

2.4

Avg Household Size

44

Median Age

50%

College-Educated

97%

High-School Grad

27.8 sq mi

ZIP Area

475

Density / Sq Mi

$88,418

Median Household Income

$47,217

Median Earnings

$1,030

Median Rent

$315,000

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this medical office space located? What is the asking price? Find similar properties What are key features of this property?

Similar Off Market Nearby

• Animal Hospital of Lewisville — 128 Lowes Foods Dr, Lewisville, NC 27023

Frequently Asked Questions

What type of property is this?

Medical Office Space - Dental office property with a newer roof, maintained grounds, and surface parking along a primary thoroughfare.

Where is this medical office space located?

The property is located at 6570 Shallowford Road Lewisville, NC.

What is the asking price?

The asking price for this property is $2,476,000.

What are key features of this property?

This property features: Medical office property built in 2009; Occupied by Ward Family Dentistry and Shobe Pediatric Dentistry; 3,950‑square‑foot second floor for owner occupancy or additional income potential