Operating Family Skating
For Sale
$1,075,000
3100 Versaille Drive, Sherman, TX 75090
CommercialSale, Sherman, TX
Property Size18,000 SF
Lot Size1.10 Acres
Price / SF$59.72
Days on Market80
Property Features for 3100 Versaille Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Subdivision
Town North Add Rep
Directions
75 north, take texoma parkway east, left on Gallagher, left on Versaille, complex on left handside.
Standard status
Active
APN
154933
Size
18,000 SF
Lot size
1.10 Acres
Taxes and HOA fees
Tax Description
TOWN NORTH ADDN (REPLAT), BLOCK PT 17, ACRES
Tax Annual Amount
13567
Legal Description
TOWN NORTH ADDN (REPLAT), BLOCK PT 17, ACRES
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air, Wall Unit(s)
Water source
Public
Building Details
Year built
1975
Floors in Building
1
Number of units
1
Flooring type
Carpet, Hardwood, Linoleum, Wood
Building materials
Block, Concrete
Roof type
Metal
Listing Agency:
CAPROCK Real Estate Advisors LLC
(469) 834-8063
Listed By:
Josh Long · License #TX0694673
(888) 455-6040
Added: Jul 12
Changed: Sep 29
Last Checked: Sep 29 at 12:06PM
MLS# 21308702
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.
Investment Insights
Based on property information with market context.
The property includes an operating family skating rink within an 18,000-square-foot commercial building on 1.1 acres. Constructed in 1975, the improvements feature block and concrete construction, a metal roof, carpet, wood, linoleum, and hardwood flooring, along with electric heating and central air conditioning supplemented by wall units.
Located at 3100 Versaille Drive in Sherman, the site is 3/4 mile from Texoma Parkway. Public water and sewer serve the property. The existing improvements can support continued use as an entertainment venue or conversion to indoor recreation concepts such as batting cages, indoor soccer, club volleyball, pickleball, gymnastics, cheer training, fitness, or multi-sport training. Other stated concepts include event and family activity uses, as well as office warehouse, industrial flex, contractor park, showroom with warehouse, distribution, and service-oriented commercial applications.
Located at 3100 Versaille Drive in Sherman, the site is 3/4 mile from Texoma Parkway. Public water and sewer serve the property. The existing improvements can support continued use as an entertainment venue or conversion to indoor recreation concepts such as batting cages, indoor soccer, club volleyball, pickleball, gymnastics, cheer training, fitness, or multi-sport training. Other stated concepts include event and family activity uses, as well as office warehouse, industrial flex, contractor park, showroom with warehouse, distribution, and service-oriented commercial applications.
Key Highlights
- Operating family skating rink in Sherman
- 18,000 square feet of commercial improvements on 1.1 acres
- 3/4 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
8.72%
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 8.72%
Second Best
Flex RnD
$1.23M
$1.08M – $1.43M
NOI $86,072 @ 7.0% cap · market cap 8.01%
Theoretical Best
Hotel Hospitality
$9.23M
$8.08M – $10.77M
NOI $646,380 @ 7.0% cap · market cap 60.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Skating rink - Operating family rink with conversion potential for indoor sports and recreation uses.
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 $1,075,000.
What are key features of this property?
This property features: Operating family skating rink in Sherman; 18,000 square feet of commercial improvements on 1.1 acres; 3/4 mile from Texoma Parkway
