Medical Office
For Sale
$1,350,000
815 Pecan Grove Road E, Sherman, TX 75090
CommercialSale, Sherman, TX
Property Size5,250 SF
Lot Size0.92 Acres
Price / SF$257.14
Days on Market234
Property Features for 815 Pecan Grove Road E
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
C-1
Subdivision
Texoma Dermatology Clinic Add
Directions
Use GPS. From 75, exit for Hwy 82. Head north on Loy Lake, turn right onto Pecan Grove, property is on your left.
Standard status
Active
APN
231142
Lot size
0.92 Acres
Taxes and HOA fees
Tax Description
TEXOMA DERMATOLOGY CLINIC ADDITION, BLOCK 1,
Tax Annual Amount
20003
Legal Description
TEXOMA DERMATOLOGY CLINIC ADDITION, BLOCK 1,
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1985
Floors in Building
1
Number of units
1
Flooring type
Vinyl
Building materials
Brick
Roof type
Shingle
Listing Agency:
Bluestone Partners, LLC
(903) 813-1415
Listed By:
Will McDougal · License #0811267
(214) 799-4269
Added: Jan 13
Changed: Aug 21
Last Checked: Sep 4 at 2:06AM
MLS# 21152465
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.
This medical office building occupies approximately 0.915 acres and was constructed in 1985 with brick exterior materials, vinyl flooring, central heating, central air, a shingle roof, and public sewer service. Its healthcare-oriented configuration includes multiple exam rooms, private offices, reception and waiting areas, procedure rooms, storage, dedicated patient access, and high-speed connectivity.
The property is located in Sherman, Texas, near hospitals and major transportation routes. On-site parking supports daily access for patients and staff. The layout is designed for medical operations and can accommodate a range of healthcare practices requiring clinical, administrative, and support areas within one facility.
The property is located in Sherman, Texas, near hospitals and major transportation routes. On-site parking supports daily access for patients and staff. The layout is designed for medical operations and can accommodate a range of healthcare practices requiring clinical, administrative, and support areas within one facility.
Key Highlights
- Medical office facility on approximately 0.915 acres
- Multiple exam rooms, procedure rooms, private offices, and reception areas
- Dedicated patient access and high‑speed connectivity
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
$87,817
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
6.50%
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%
$1,756,340
$1.8M
Cap Rate 7%
$1,254,529
$1.3M
Cap Rate 9%
$975,744
$975.7K
Market Conditions
NOI Build-Up for 5,250 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
$161.3K $30.72/SF
− Vacancy
−$44.2K −$8.42/SF
EGI
$117.1K $22.30/SF
− OpEx
−$29.3K −$5.58/SF
NOI
$87.8K $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%
$1,756,340
Cap Rate 7%
$1,254,529
Cap Rate 9%
$975,744
Alternative Uses
Best Use
Office B
$1.25M
$1.10M – $1.46M
NOI $87,817 @ 7.0% cap · market cap 6.50%
Second Best
Healthcare Medical
$1.14M
$997.9K – $1.33M
NOI $79,834 @ 7.0% cap · market cap 5.91%
Theoretical Best
Hotel Hospitality
$2.69M
$2.36M – $3.14M
NOI $188,528 @ 7.0% cap · market cap 13.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
634
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Petco Vaccination Clinic — 4184 Town Center Dr, Sherman, TX 75092
Frequently Asked Questions
What type of property is this?
Medical Office Space - Purpose-built healthcare facility with exam rooms, procedure areas, private offices, and patient-focused circulation.
Where is this medical office space located?
The property is located at 815 Pecan Grove Road E Sherman, TX.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Medical office facility on approximately 0.915 acres; Multiple exam rooms, procedure rooms, private offices, and reception areas; Dedicated patient access and high‑speed connectivity
