Historic Mixed-Use
New
For Sale
$1,150,000
207-20-207 S Travis St, Sherman, TX 75090
Street-level commercial suites and residential lofts create a flexible mixed-use configuration near downtown Sherman.
Property Size6,400 SF
Price / SF$179.69
Days on Market3
Property Features for 207-20-207 S Travis St
General Information
Standard status
Active
Size
6,400 SF
Additional Details
Opportunity Zone
Yes
Taxes and HOA fees
Annual Taxes
$13,156
Building Details
Year Built
1900
Buildings
1
Tenancy
Multi
Listing Agency:
CAPROCK Real Estate Advisors LLC
Listed By:
Josh Long · License #TX0694673
(469) 834-8063
Source:
Exprealty
Added: Sep 21
Changed: Sep 23
Last Checked: Sep 22 at 2:36PM
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 CAPROCK Real Estate Advisors LLC
Investment Insights
Based on property information with market context.
Constructed in 1900, this approximately 6, 400-square-foot building combines commercial and residential components in a four-unit layout. Two street-facing commercial suites provide visible business space, while two residential lofts are under construction. One commercial unit is leased to a local attorney, providing an existing tenancy within the property.
The building is located at 207-20-207 S Travis St near the gateway to Downtown Sherman. The lofts can be reached from the rear parking area or by a street-level stairway. The property is within the Sherman Opportunity Zone, and its commercial spaces are positioned along South Travis Street.
The building is located at 207-20-207 S Travis St near the gateway to Downtown Sherman. The lofts can be reached from the rear parking area or by a street-level stairway. The property is within the Sherman Opportunity Zone, and its commercial spaces are positioned along South Travis Street.
Key Highlights
- Approximately 6, 400 square feet in a building constructed in 1900
- Four separately leasable units, including two commercial spaces and two residential lofts
- Two street‑front commercial suites provide visible business space
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
$63,360
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
5.51%
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%
$1,267,200
$1.3M
Cap Rate 7%
$905,143
$905.1K
Cap Rate 9%
$704,000
$704.0K
Market Conditions
NOI Build-Up for 6,400 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
$115.2K $18.00/SF
− Vacancy
−$13.8K −$2.16/SF
EGI
$101.4K $15.84/SF
− OpEx
−$38.0K −$5.94/SF
NOI
$63.4K $9.90/SF
Area
Grayson County, TX
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,267,200
Cap Rate 7%
$905,143
Cap Rate 9%
$704,000
Alternative Uses
Best Use
Retail
$1.52M
$1.33M – $1.77M
NOI $106,230 @ 7.0% cap · market cap 9.24%
Second Best
Mixed Use
$905.1K
$792.0K – $1.06M
NOI $63,360 @ 7.0% cap · market cap 5.51%
Theoretical Best
Hotel Hospitality
$3.28M
$2.87M – $3.83M
NOI $229,824 @ 7.0% cap · market cap 19.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,260
Businesses Nearby
Explore this area
Business Placement
Demographics for 75090, TX
25,002
Population
9,602
Households
2.6
Avg Household Size
35
Median Age
15%
College-Educated
84%
High-School Grad
78.5 sq mi
ZIP Area
318
Density / Sq Mi
$58,586
Median Household Income
$36,230
Median Earnings
$1,111
Median Rent
$163,500
Median Home Value
Market
Vacancy Rate% for Retail 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?
Mixed-use property - Street-level commercial suites and residential lofts create a flexible mixed-use configuration near downtown Sherman.
Where is this mixed-use property located?
The property is located at 207-20-207 S Travis St Sherman, TX.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Approximately 6, 400 square feet in a building constructed in 1900; Four separately leasable units, including two commercial spaces and two residential lofts; Two street‑front commercial suites provide visible business space
