Operating Skating
For Sale
$1,100,000
3100 Versaille Drive, Sherman, TX 75090
Existing rink improvements support continued entertainment use or conversion to indoor sports and recreation.
Property Size18,000 SF
Price / SF$61.11
Days on Market35
Property Features for 3100 Versaille Drive
General Information
Standard status
Active
Size
18,000 SF
Property subtype
Commercial
Zoning
Commercial
Building Details
Building Size
18,000 SF
Year Built
1975
Stories
1
Units
1
Listing Agency:
CAPROCK Real Estate Advisors LLC
(469) 215-8936
Listed By:
Josh Long · License #TX0694673
(469) 215-8936
Source:
Cuddrealtyinc
Added: Jul 26
Changed: Aug 28
Last Checked: Aug 22 at 7:06AM
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.
Located at 3100 Versaille Dr in Sherman, Texas, this 18,000-square-foot commercial property currently operates as a family skating rink. The building was constructed in 1975 and provides an established interior framework for continued rink operations, entertainment programming, or adaptation to indoor sports and recreation uses.
The property is approximately ¾ mile from Texoma Parkway, placing it within a corridor described as experiencing residential, commercial, and industrial expansion. Potential conversion concepts identified for the existing improvements include batting cages, indoor soccer, club volleyball, pickleball, gymnastics, cheer training, fitness, and multi-sport training. Other stated redevelopment concepts include office warehouse, industrial flex, contractor park, showroom with warehouse, distribution, service-oriented commercial, event, and family activity uses.
The property is approximately ¾ mile from Texoma Parkway, placing it within a corridor described as experiencing residential, commercial, and industrial expansion. Potential conversion concepts identified for the existing improvements include batting cages, indoor soccer, club volleyball, pickleball, gymnastics, cheer training, fitness, and multi-sport training. Other stated redevelopment concepts include office warehouse, industrial flex, contractor park, showroom with warehouse, distribution, service-oriented commercial, event, and family activity uses.
Key Highlights
- 18,000‑square‑foot commercial skating rink property
- Currently operating as a family skating rink
- Approximately ¾ mile from Texoma Parkway
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
$93,768
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
8.52%
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%
$1,875,360
$1.9M
Cap Rate 7%
$1,339,543
$1.3M
Cap Rate 9%
$1,041,867
$1.0M
Market Conditions
NOI Build-Up for 18,000 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
$146.9K $8.16/SF
− Vacancy
−$12.9K −$0.72/SF
EGI
$134.0K $7.44/SF
− OpEx
−$40.2K −$2.23/SF
NOI
$93.8K $5.21/SF
Area
Grayson County, TX
Vacancy
8.80%
Lease Rate
$8.16 /SF/Yr
Expense Ratio
30.00%
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%
$1,875,360
Cap Rate 7%
$1,339,543
Cap Rate 9%
$1,041,867
Alternative Uses
Best Use
Industrial
$1.34M
$1.17M – $1.56M
NOI $93,768 @ 7.0% cap · market cap 8.52%
Second Best
Flex RnD
$1.23M
$1.08M – $1.43M
NOI $86,072 @ 7.0% cap · market cap 7.82%
Theoretical Best
Hotel Hospitality
$9.23M
$8.08M – $10.77M
NOI $646,380 @ 7.0% cap · market cap 58.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
509
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Skating rink - Existing rink improvements support continued entertainment use or conversion to indoor sports and recreation.
Where is this skating rink located?
The property is located at 3100 Versaille Drive Sherman, TX.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 18,000‑square‑foot commercial skating rink property; Currently operating as a family skating rink; Approximately ¾ mile from Texoma Parkway
