Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    1721 N Hoard Ave Sherman, TX 75090

    Sponsored
    For Sale
    $45,000

    Unimproved Land - Sherman, TX

    Type:Unimproved Land
    Lot size:
    0.13 Acres
    Days on Market:
    134
    Last Refresh:
    Feb 3 at 2:06 am

    Property Features for 1721 N Hoard Ave

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Standard status
    Active
    APN
    156987
    Lot size
    0.13 Acres

    Utilities

    Heating system
    None (Heating)

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Eli Ersch
    Eli Ersch

    Easy Life Realty (903) 224-5171

    Listing agent Eli Ersch (903) 224-5171 License #0742003

    Listing date Sep 23, 2025

    MLS# 21062160 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

    Vacant Lot Ready For Building

    The property at 1721 N Hoard St in Sherman, TX, is a vacant lot, cleared and ready for construction. This 0.13-acre lot offers a convenient location suitable for building a residence or investment property. Located in Grayson County, the property presents an opportunity to create a custom home.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Gym & Fitness Center Building Supply Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Sherman
    County
    Grayson
    State
    Texas
    Longitude
    -96.590719
    Latitude
    33.657709

    Nearby Similar for Sale

    • $367,900
      0.19 Acres

      Remodeled Duplex: Prime Investment Opportunity

      Remodeled duplex with new features, ideal for rental income.
      2222 N Hickory St, Sherman, TX 75092
      View Details
    • $1,250,000
      0.08 Acres

      Prime Sherman Office Building For Sale

      Two-story office building in downtown Sherman with private parking.
      111 S Travis St, Sherman, TX 75090
      View Details
    • $495,000
      0.29 Acres

      Sherman Office Duplex For Sale

      Office duplex in North TX growth zone, near US Highway 75.
      929 W Birge St, Sherman, TX 75092
      View Details
    • $1,500,000
      3,767 SF

      Texoma Parkway Retail Opportunity Zone

      Prime location retail property with showroom and shop in Sherman.
      2411 Texoma Pkwy, Sherman, TX 75090
      View Details
    • $375,000
      0.34 Acres

      Sherman, TX - Veterinary Office

      Veterinary office in downtown Sherman with multiple rooms and outdoor storage.
      825 N Crockett St, Sherman, TX 75090
      View Details
    • $1,595,000
      4,208 SF

      Luxury Ranch Estate in Grayson County

      Ag-exempt ranch estate with custom home and equestrian facilities.
      1088 Smith Oak Rd, Sherman, TX 75090
      View Details
    • $1,350,000
      5,250 SF

      Medical Office Building For Sale

      5,250 SF medical office building in high-visibility Sherman location.
      815 Pecan Grove Rd E, Sherman, TX 75090
      View Details
    • $999,999
      11,440 SF

      Sherman, TX Commercial Property

      Commercial property in the heart of Sherman, Texas, a growing tech hub.
      18987 W Us Highway 82, Sherman, TX 75092
      View Details
    • $2,999,900
      3,800 SF

      Unrestricted Land with Barndominium Residence

      28+ acres with barndominium, ADU, barn, and highway frontage.
      27809 W Us Highway 82, Sherman, TX 75092
      View Details
    • $950,000
      3.00 Acres

      Highway 82 Commercial Building

      Newly constructed commercial building on 3 acres with highway frontage.
      28400 C, Sherman, TX 75092
      View Details
    • $1,113,750
      4,950 SF

      Historic Downtown Sherman Mixed-Use Property

      Mixed-use property in historic downtown Sherman, one block from the square.
      205 E Houston St, Sherman, TX 75090
      View Details
    • $1,650,000
      1.37 Acres

      Versatile Sherman Property For Sale

      Adaptable building in growing Sherman corridor, near major developments.
      920 Heritage Pkwy, Sherman, TX 75092
      View Details

    FAQs

    What type of property is this?
    Land - Cleared vacant lot in Sherman, TX, ready for new construction.
    Where is this land located?
    The property is located at 1721 N Hoard Ave Sherman, TX.
    What is the asking price?
    The asking price for this property is $45,000.
    What are key features of this property?
    This property features: - Cleared vacant lot ready for building.; - Prime location in convenient Sherman.; - Opportunity to build a custom residence.
    (903) 224-5171
    Request Owner's contact information
    1721 N Hoard Ave Sherman, TX 75090
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    1721 N Hoard Ave
    Sherman, TX 75090
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    1721 N Hoard Ave Sherman, TX 75090
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Eli Ersch
    Eli Ersch
    Real Estate License ID: 0742003
    (903) 224-5171
    Learn more
    Google sign-in failed. Please try again or use another login method.