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    The Largest CRE Database in the US with Over 1 Million Listings

    1400 Sears Rd Bells, TX 75414

    Sponsored
    For Sale
    $1,250,000

    Traditional, Farm/Ranch - Bells, TX

    Type:Farm
    Property size:
    3,107 SF
    Lot size:
    33.90 Acres
    Days on Market:
    35
    Last Refresh:
    Jan 22 at 6:06 pm

    Property Features for 1400 Sears Rd

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Bedrooms
    4
    Bathrooms
    3
    APN
    126791
    Parking features
    Garage, Golf Cart, Oversized, Workshop
    Patio and Porch features
    Patio, Porch
    Interior features
    Cable Tv Available, Decorative Lighting, High Speed Internet Available, Loft
    Exterior features
    Covered Patio/Porch, Dog Run, Rain Gutters, Lighting, Rv/Boat Parking, Fence
    Fencing
    Fenced
    Fireplace
    1
    Appliances
    Dishwasher, Garbage Disposer, Microwave, Range, Washer
    Size
    3,107 SF
    Lot size
    33.90 Acres

    Utilities

    Utilities
    Cable Available
    Heating system
    Central, Fireplace(s), Natural Gas, Zoned (Heating)
    Cooling system
    Ceiling Fan(s), Central Air, Electric, Zoned

    Building Details

    Year built
    2015
    Floors in Building
    2
    Flooring type
    Carpet, Slate, Tile, Tile - Ceramic, Wood
    Building materials
    Brick
    Roof type
    Composition
    Architectural style
    New Traditional
    Additional Structures
    Kennel/Dog Run, RV/Boat Storage

    We can help!

    Listing Contact
    Seychelle Van Poole

    Guildford LTD dba Keller Williams Realty (972) 732-6000 [email protected]

    Listing agent Seychelle Van Poole (972) 732-6000 License #0522221

    Listing date Dec 19, 2025

    MLS# 21048300 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.

    Learn more

    Property Insight Report

    Overview

    Texas Farm Retreat with Guest Apartment

    Located in Bells, Texas, this 33.9-acre ag-exempt property offers a retreat with convenient access to McKinney and Sherman. The property is fully fenced and includes a 540 sqft insulated guest apartment with full hookups and HVAC, along with a detached 2-car garage. Multiple outbuildings total over 7,000 sqft, including a workshop, storage shed, lean-to, and hay barn, all featuring concrete floors and full electrical. The custom-built main home offers 3,107 sqft of living space, featuring 4 bedrooms and 2.1 bathrooms. Designed with energy efficiency in mind, the home includes spray foam insulation, a propane tankless water heater, and three-zone HVAC. Handicap accessibility is incorporated throughout the home. Interior features include soaring ceilings, engineered hardwood floors, and views of the surrounding pastures. The gourmet kitchen is equipped with stainless steel appliances, double ovens, a breakfast bar, and a walk-in pantry. The family room includes a stone fireplace and vaulted ceilings. The first-floor primary suite features a spa-like bath and a large closet. A second downstairs bedroom is suitable for guests. Upstairs, there is a large game room and two additional bedrooms. A sunroom and second living area overlook the aerated, catfish-stocked pond. Exterior amenities include a saltwater pool with chlorine generator, a fenced yard with pet access, a vegetable garden with auto sprinklers, fruit and oak trees, and a secure automatic gate.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Single family properties

    Suggested Use

    Pet Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Bells
    County
    Grayson
    State
    Texas
    Longitude
    -96.395357
    Latitude
    33.587361

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    FAQs

    What type of property is this?
    Farm - 33.9-acre ag-exempt property featuring a custom home and outbuildings.
    Where is this farm located?
    The property is located at 1400 Sears Rd Bells, TX.
    What is the asking price?
    The asking price for this property is $1,250,000.
    What are key features of this property?
    This property features: - 33.9-acre ag-exempt property in Bells, TX, offering significant tax benefits.; - Main house with **3,107 sqft, 4 bedrooms, 2.1 bathrooms, custom-built with high-end finishes**.; - Extensive outbuildings totaling over 7,000 sqft with concrete floors and full electrical.
    (972) 732-6000
    Request Owner's contact information
    1400 Sears Rd Bells, TX 75414
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    Bells, TX 75414
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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.

    More about this property
    1400 Sears Rd Bells, TX 75414
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    We can help!
    Listing Contact
    Seychelle Van Poole
    Real Estate License ID: 0522221
    (972) 732-6000
    Learn more
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