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    Prime Investment Land in Aubrey, TX Title is generated by Realmo AI

    11806 Fm 428, Aubrey, TX 76227

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    Claim this Listing
    For Sale
    $3,900,000

    Improved Land - Aubrey, TX

    Lot size:
    17.86 Acres
    Added:
    Apr 10, 2026
    Days on Market:
    48
    Last Refresh:
    May 27 at 8:06 am

    Property Features for 11806 Fm 428

    General Information

    Property type
    Land
    Property subtype
    Other
    Exterior features
    Fence
    Fencing
    Fenced
    Standard status
    Active
    APN
    R52211
    Lot size
    17.86 Acres

    Utilities

    Heating system
    Central, Electric (Heating)
    Cooling system
    Ceiling Fan(s), Central Air, Electric

    Building Details

    Year built
    1985
    Architectural style
    Other

    We can help!

    Listing Contact
    Adam Lile

    Listing agent Adam Lile License #0695345

    Listing office Real Broker, LLC 2626 Cole Avenue, Dallas, TX

    Listing date Apr 10, 2026

    MLS# 21188068 Listing URL

    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.

    HighLights

    • 17.858‑acre investment tract strategically located along the Denton‑Collin County Outer Loop alignment path.
    • Prime redevelopment potential: commercial, industrial, logistics, mixed‑use, or residential.
    • Outer Loop access improvements boosting traffic, visibility, and land values.
    • Located in a high‑growth corridor of North Texas.
    • Opportunity to pair with adjacent 5.675 acres (MLS#21188259) for a total of 23.5 acres.
    • Existing infrastructure supports interim operations or adaptive reuse.

    Overview

    This 17.858-acre investment tract is strategically positioned along the alignment path of the expanding Denton-Collin County Outer Loop, a major regional freeway initiative connecting I-35 to the Dallas North Tollway. As of early 2026, portions of the Collin County Outer Loop are complete and open, with additional segments in design ROW phases and construction slated for 2026+. The Denton County section is advancing through environmental review, with study completion expected Fall 2026. The location's long-term buildout is expected to fuel east-west connectivity and population surges. The property supports interim operations or adaptive reuse while offering redevelopment potential for commercial, industrial, logistics, mixed-use, or residential purposes. Outer Loop access improvements are expected to boost traffic, visibility, and land values in this high-growth corridor. The property is located in Aubrey, TX, in Denton County. Pairing this tract with the adjacent 5.675 acres would create a 23.5-acre site ideal for larger-scale projects like retail centers, distribution, or multifamily developments in booming North Texas.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Veterinary Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Aubrey
    County
    Denton
    State
    Texas
    Longitude
    -96.929304
    Latitude
    33.295887

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    FAQs

    What type of property is this?
    Commercial land - 17.858-acre investment tract along the Denton-Collin County Outer Loop.
    Where is this commercial land located?
    The property is located at 11806 Fm 428 Aubrey, TX.
    What is the asking price?
    The asking price for this property is $3,900,000.
    What are key features of this property?
    This property features: 17.858‑acre investment tract strategically located along the Denton‑Collin County Outer Loop alignment path.; Prime redevelopment potential: commercial, industrial, logistics, mixed‑use, or residential.; Outer Loop access improvements boosting traffic, visibility, and land values.
    (855) 450-0442
    We can help!
    Listing Contact
    Adam Lile
    Real Estate License ID: 0695345
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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