Frisco Office Space on
For Sale
Contact for pricing
8195 Custer Rd, Frisco, TX 75035
Prime medical/office space in Frisco, high visibility, investment opportunity.
Property Size1,459 SF
Price / SF$469.50
Days on Market775
Property Features for 8195 Custer Rd
General Information
Standard status
Active
Size
1,459 SF
Class
B
Property subtype
Office
Occupancy
100%
Lease Type
NNN
Investment Type
Sale/Leaseback
Building Details
Year Built
2022
Buildings
1
Stories
1
Units
1
Tenancy
Single
Listing Agency:
Sankalp Realty
Listed By:
Mukesh Parna · License #TX 0652949
Source:
Crexi
Added: Jul 12, 2024
Changed: Aug 10
Last Checked: Aug 24 at 11:03PM
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 Sankalp Realty
Investment Insights
Based on property information with market context.
Located on Custer Road in Frisco, Texas, this property offers 1,459 square feet of Class B office space. The property is situated on the second level of the building. The location benefits from high visibility, with a daily traffic count of 27,683 vehicles. The property is currently tenant-occupied with a 2-year lease. Dual exit doors provide privacy. The property is located near "THE GROVE," a master-planned community. Monument signage and building signage are available. The space is suitable for businesses in real estate, healthcare, loans, insurance, and IT consulting. The property is located at the entrance of a thriving community.
Key Highlights
- High visibility location on Custer Road with 27,683 daily vehicle count.
- Prime medical/office space in Frisco, TX, suitable for various professional services.
- Currently tenant‑occupied with a 2‑year lease, providing immediate investment income.
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
$29,931
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
4.37%
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%
$598,620
$598.6K
Cap Rate 7%
$427,586
$427.6K
Cap Rate 9%
$332,567
$332.6K
Market Conditions
NOI Build-Up for 1,459 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
$45.9K $31.44/SF
− Vacancy
−$6.0K −$4.09/SF
EGI
$39.9K $27.35/SF
− OpEx
−$10.0K −$6.84/SF
NOI
$29.9K $20.51/SF
Area
Frisco, TX
Vacancy
13.00%
Lease Rate
$31.44 /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%
$598,620
Cap Rate 7%
$427,586
Cap Rate 9%
$332,567
Alternative Uses
Best Use
Office B
$427.6K
$374.1K – $498.9K
NOI $29,931 @ 7.0% cap · market cap 4.37%
Second Best
Healthcare Medical
$270.1K
$236.4K – $315.2K
NOI $18,909 @ 7.0% cap · market cap 2.76%
Theoretical Best
Office A
$569.2K
$498.1K – $664.1K
NOI $39,847 @ 7.0% cap · market cap 5.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
526
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 75035, TX
82,596
Population
29,198
Households
2.8
Avg Household Size
35
Median Age
68%
College-Educated
96%
High-School Grad
24.9 sq mi
ZIP Area
3,317
Density / Sq Mi
$161,030
Median Household Income
$83,321
Median Earnings
$2,171
Median Rent
$562,300
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
- Custer Road Animal Hospital — 8175 S Custer Rd suite 105, Frisco, TX 75035
- VetIQ Petcare — 16066 State Hwy 121, Frisco, TX 75035
- Banfield Pet Hospital — 7001 S Custer Rd Ste 800, McKinney, TX 75070
Frequently Asked Questions
What type of property is this?
Medical Office Space - Prime medical/office space in Frisco, high visibility, investment opportunity.
Where is this medical office space located?
The property is located at 8195 Custer Rd Frisco, TX.
What is the asking price?
The asking price for this property is $685,000.
What are key features of this property?
This property features: High visibility location on Custer Road with 27,683 daily vehicle count.; Prime medical/office space in Frisco, TX, suitable for various professional services.; Currently tenant‑occupied with a 2‑year lease, providing immediate investment income.
