Single-Tenant Veterinary Medical
New
For Sale
$2,500,000
9849 Fm-156, Justin, TX 76247
CommercialSale, Justin, TX
Property Size6,000 SF
Lot Size2.00 Acres
Price / SF$416.67
Days on Market2
Property Features for 9849 Fm-156
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Northlake ETJ
Parking features
Parking Lot, Gated
Security features
Security
Subdivision
Ingram Add
Lot features
Acreage, Level, Sprinkler System
Directions
From the intersection of FM 407 and FM 156 in Justin, go north on FM 156 2.85 miles to Justin Animal Hospital on the left.
Standard status
Active
APN
R988771
Lot size
2.00 Acres
Taxes and HOA fees
Tax Description
INGRAM ADDITION BLK A LOT 1
Tax Annual Amount
33514
Legal Description
INGRAM ADDITION BLK A LOT 1
Utilities
Sewer type
Private Sewer, Aerobic Septic
Heating system
Central
Cooling system
Central Air
Water source
Well
Building Details
Year built
2022
Floors in Building
1
Number of units
1
Flooring type
Tile
Building materials
BoardAndBattenSiding, Rock, Stone
Roof type
Shingle, Composition
Listing Agency:
Shady Creek Realty, LLC
(817) 991-0167
Listed By:
Kyle Bookout
(817) 399-8080
Added: Oct 6
Last Checked: Oct 7 at 12:06AM
MLS# 21402420
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 6,000-square-foot building, subject to verification, sits on 2.0 acres in Justin and was completed in 2022. The single-tenant facility operates as a veterinary clinic and is leased under a triple-net agreement. Its primary lease term is 10 years, followed by two five-year renewal terms. Annual rent increases of 3% apply after the first year of the primary term and during each renewal term.
The property has direct access to FM 156 and concrete parking. Construction includes wood and masonry elements with asphalt shingle roofing. Water comes from an on-site well and filtration system; wastewater is handled by an on-site aerobic septic system, with its spray field on the property.
The property has direct access to FM 156 and concrete parking. Construction includes wood and masonry elements with asphalt shingle roofing. Water comes from an on-site well and filtration system; wastewater is handled by an on-site aerobic septic system, with its spray field on the property.
Key Highlights
- 6,000‑square‑foot building, subject to verification, on 2.0 acres
- Built in 2022 and used as a veterinary clinic
- 100% leased on a triple‑net basis; primary term is 10 years
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$83,430
Cap Rate
3.34%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,668,600
$1.7M
Cap Rate 7%
$1,191,857
$1.2M
Cap Rate 9%
$927,000
$927.0K
Market Conditions
NOI Build-Up for 6,000 SF
Gross rent
$148.3K $24.72/SF
− Vacancy
−$37.1K −$6.18/SF
EGI
$111.2K $18.54/SF
− OpEx
−$27.8K −$4.64/SF
NOI
$83.4K $13.91/SF
Area
Denton County, TX
Vacancy
25.00%
Lease Rate
$24.72 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,668,600
Cap Rate 7%
$1,191,857
Cap Rate 9%
$927,000
Alternative Uses
Best Use
Office B
$1.19M
$1.04M – $1.39M
NOI $83,430 @ 7.0% cap · market cap 3.34%
Second Best
Healthcare Medical
$1.16M
$1.01M – $1.35M
NOI $81,194 @ 7.0% cap · market cap 3.25%
Theoretical Best
Multifamily LT 5
$83.91M
$73.42M – $97.89M
NOI $5,873,458 @ 7.0% cap · market cap 234.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Office units
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76247, TX
17,178
Population
6,610
Households
2.6
Avg Household Size
36
Median Age
34%
College-Educated
97%
High-School Grad
74.4 sq mi
ZIP Area
231
Density / Sq Mi
$123,173
Median Household Income
$61,878
Median Earnings
$2,070
Median Rent
$372,700
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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Similar Off Market Nearby
- Dr. Paul Ingram — 9849 FM156, Justin, TX 76247
- Dr. Denna Ingram — 9849 FM156, Justin, TX 76247
- Justin Animal Hospital and Grooming — 9849 FM156, Justin, TX 76247
- Justin Animal Hospital — 9849 fm156, justin, tx 76247
Frequently Asked Questions
What type of property is this?
Medical Office Space - A veterinary clinic occupies the property under a triple-net lease with two renewal terms.
Where is this medical office space located?
The property is located at 9849 Fm-156 Justin, TX.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 6,000‑square‑foot building, subject to verification, on 2.0 acres; Built in 2022 and used as a veterinary clinic; 100% leased on a triple‑net basis; primary term is 10 years
