M-1 Manufacturing
For Sale
$700,000
3910 Frisco, Sherman, TX 75090
M-1 zoned manufacturing building built in 1965 and renovated in 2022 with multiple loading options and ample parking.
Property Size6,992 SF
Price / SF$100.11
Days on Market26
Property Features for 3910 Frisco
General Information
Standard status
Active
Size
6,992 SF
Property subtype
Commercial
Zoning
M-1 Manufacturing
Additional Details
Asking Price
$700,000
Building Details
Building Size
6,992 SF
Year Built
1965
Year Renovated
2022
Stories
1
Units
1
Listing Agency:
Preston Bend Real Estate
(903) 200-9933
Listed By:
Randy Jay · License #607153
(903) 200-9933
Source:
Cuddrealtyinc
Added: Jul 29
Changed: Aug 23
Last Checked: Aug 22 at 12:32PM
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 Preston Bend Real Estate
Investment Insights
Based on property information with market context.
This M-1 zoned manufacturing building was built in 1965 and renovated in 2022, offering 6,992 SF of warehouse/manufacturing space. The property includes multiple loading options to support a variety of distribution and operational needs, along with ample on-site parking for employees, visitors, and deliveries.
Located at 3910 N Frisco Rd in Sherman, TX 75090, the facility is positioned for straightforward daily operations with on-site parking and loading flexibility designed to accommodate truck activity.
The combination of an updated facility (renovated in 2022), manufacturing zoning, and practical site support features makes this property suitable for users seeking a dedicated manufacturing/industrial setup with dependable on-site access for staff and freight.
Located at 3910 N Frisco Rd in Sherman, TX 75090, the facility is positioned for straightforward daily operations with on-site parking and loading flexibility designed to accommodate truck activity.
The combination of an updated facility (renovated in 2022), manufacturing zoning, and practical site support features makes this property suitable for users seeking a dedicated manufacturing/industrial setup with dependable on-site access for staff and freight.
Key Highlights
- 6,992 SF manufacturing building
- Built in 1965
- Renovated in 2022
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
$36,424
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
5.20%
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%
$728,480
$728.5K
Cap Rate 7%
$520,343
$520.3K
Cap Rate 9%
$404,711
$404.7K
Market Conditions
NOI Build-Up for 6,992 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
$57.1K $8.16/SF
− Vacancy
−$5.0K −$0.72/SF
EGI
$52.0K $7.44/SF
− OpEx
−$15.6K −$2.23/SF
NOI
$36.4K $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%
$728,480
Cap Rate 7%
$520,343
Cap Rate 9%
$404,711
Alternative Uses
Best Use
Industrial
$520.3K
$455.3K – $607.1K
NOI $36,424 @ 7.0% cap · market cap 5.20%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$3.59M
$3.14M – $4.18M
NOI $251,083 @ 7.0% cap · market cap 35.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
182
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - M-1 zoned manufacturing building built in 1965 and renovated in 2022 with multiple loading options and ample parking.
Where is this manufacturing property located?
The property is located at 3910 Frisco Sherman, TX.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: 6,992 SF manufacturing building; Built in 1965; Renovated in 2022
