Medical Center with Exam
New
For Sale
$1,350,000
815 Pecan Grove Road E, Sherman, TX 75090
Medical facility includes exam rooms, procedure areas, private offices, and dedicated patient access.
Property Size5,250 SF
Price / SF$257.14
Days on Market2
Property Features for 815 Pecan Grove Road E
General Information
Standard status
Active
Size
5,250 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$20,003
Amenities
flexible layout
exam rooms
private offices
reception and waiting areas
procedure rooms
ample storage
high-speed connectivity
dedicated patient access
Building Details
Building Size
5,250 SF
Year Built
1985
Buildings
1
Listing Agency:
Bluestone Partners, LLC
Listed By:
Will McDougal · License #0811267
(903) 813-1415
Source:
Texasliferealestate
Added: Sep 18
Last Checked: Aug 8 at 9:33AM
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 Bluestone Partners, LLC
Investment Insights
Based on property information with market context.
Located at 815 Pecan Grove Road E E in Sherman, Texas, this 5,250-square-foot medical office building is configured for healthcare operations. The interior includes multiple exam rooms, private offices, reception and waiting areas, procedure rooms, and storage, supporting a range of clinical functions within one facility.
The property also provides high-speed connectivity, dedicated patient access, and on-site parking for visitors and staff. Nearby hospitals and access to major transportation routes add practical convenience for medical operations. The building is suited to an owner-user practice or an investor seeking an established medical-use property.
The property also provides high-speed connectivity, dedicated patient access, and on-site parking for visitors and staff. Nearby hospitals and access to major transportation routes add practical convenience for medical operations. The building is suited to an owner-user practice or an investor seeking an established medical-use property.
Key Highlights
- 5,250‑square‑foot medical office building in Sherman, Texas
- Multiple exam rooms, private offices, procedure rooms, and storage
- Reception and waiting areas support patient‑facing operations
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
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
634
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 Office in South region
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Frequently Asked Questions
What type of property is this?
Medical center - Medical facility includes exam rooms, procedure areas, private offices, and dedicated patient access.
Where is this medical center 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: 5,250‑square‑foot medical office building in Sherman, Texas; Multiple exam rooms, private offices, procedure rooms, and storage; Reception and waiting areas support patient‑facing operations
