Medical Office
For Sale
Contact for pricing
2416 Swamy Drive, Sherman, TX 75090
Fully occupied medical office condominium with durable exterior construction, dedicated signage, and access near I-75.
Property Size2,639 SF
Price / SF$495
Days on Market8
Property Features for 2416 Swamy Drive
General Information
Standard status
Active
Size
2,639 SF
Class
B
Property subtype
Office
Zoning
Medical
Occupancy
100%
Investment Type
Stabilized
Building Details
Year Built
2025
Buildings
2
Units
1
Tenancy
Single
Listing Agency:
Rockhill Commercial Real Estate
Listed By:
Tonya LaBarbera · License #678307
Source:
Crexi
Added: Aug 28
Changed: Sep 2
Last Checked: Sep 1 at 9:30PM
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 Rockhill Commercial Real Estate
Investment Insights
Based on property information with market context.
Suite 110 is a 2025 medical office condominium with 100% tenant occupancy. The property features stucco exterior construction, double entry doors, metal awnings, steel roof decking, and building and monument signage. Medical zoning supports its established office use.
The property is adjacent to I-75, which carries an average daily vehicle count of over 55,000. It is also adjacent to Texoma Medical Center, whose campus includes 3,000 medical professionals, more than 550 active and consulting physicians on staff, and close to 100 volunteers. The combination of medical-office occupancy, dedicated signage, and proximity to a major healthcare campus defines the offering.
The property is adjacent to I-75, which carries an average daily vehicle count of over 55,000. It is also adjacent to Texoma Medical Center, whose campus includes 3,000 medical professionals, more than 550 active and consulting physicians on staff, and close to 100 volunteers. The combination of medical-office occupancy, dedicated signage, and proximity to a major healthcare campus defines the offering.
Key Highlights
- 100% tenant occupancy in a medical office condominium
- 2025 construction with stucco exterior, metal awnings, and steel roof decking
- Double entrance doors plus building and monument signage
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
$44,143
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
3.38%
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%
$882,860
$882.9K
Cap Rate 7%
$630,614
$630.6K
Cap Rate 9%
$490,478
$490.5K
Market Conditions
NOI Build-Up for 2,639 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
$81.1K $30.72/SF
− Vacancy
−$22.2K −$8.42/SF
EGI
$58.9K $22.30/SF
− OpEx
−$14.7K −$5.58/SF
NOI
$44.1K $16.73/SF
Area
Grayson County, TX
Vacancy
27.40%
Lease Rate
$30.72 /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%
$882,860
Cap Rate 7%
$630,614
Cap Rate 9%
$490,478
Alternative Uses
Best Use
Office B
$630.6K
$551.8K – $735.7K
NOI $44,143 @ 7.0% cap · market cap 3.38%
Second Best
Healthcare Medical
$573.3K
$501.6K – $668.8K
NOI $40,130 @ 7.0% cap · market cap 3.07%
Theoretical Best
Hotel Hospitality
$1.35M
$1.18M – $1.58M
NOI $94,766 @ 7.0% cap · market cap 7.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
198
Businesses Nearby
Under-served
Demand for This Use
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Fully occupied medical office condominium with durable exterior construction, dedicated signage, and access near I-75.
Where is this medical office space located?
The property is located at 2416 Swamy Drive Sherman, TX.
What is the asking price?
The asking price for this property is $1,306,305.
What are key features of this property?
This property features: 100% tenant occupancy in a medical office condominium; 2025 construction with stucco exterior, metal awnings, and steel roof decking; Double entrance doors plus building and monument signage
