Covered RV and Boat Storage
For Sale
$1,200,000
20548 FM 901 Road, Gordonville, TX 76245
CommercialSale, Gordonville, TX
Property Size7,750 SF
Lot Size20.00 Acres
Price / SF$154.84
Days on Market56
Property Features for 20548 FM 901 Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
R
Parking features
Garage, Covered, Carport
Security features
Security
Subdivision
G-1393
Lot features
Acreage, Agricultural, Pond On Lot
Directions
From Dallas: Head north on US-75. toward Sherman. Take Exit 61 toward Whitesboro, merge to US-82 West. Turn north on US-377, Turn right (east) on FM 901. From Lake Texoma (Denison area): Head west on FM 120 or US-82 toward Whitesboro. Turn north on US-377, then turn right (east) on FM 901.
Standard status
Active
APN
108256
Size
7,750 SF
Lot size
20.00 Acres
Taxes and HOA fees
Tax Description
G-1393 YGLESIAS DIONISIO A-G1393, ACRES 20.0
Tax Annual Amount
4044
Legal Description
G-1393 YGLESIAS DIONISIO A-G1393, ACRES 20.0
Utilities
Sewer type
Aerobic Septic
Heating system
Heat Pump (Heating)
Cooling system
Electric, Wall Unit(s), Ceiling Fan(s)
Building Details
Year built
2023
Floors in Building
2
Number of units
16
Flooring type
Tile
Building materials
AluminumSiding
Roof type
Metal
Listing Agency:
Bradford Elite Real Estate LLC
(972) 212-5206
Listed By:
Martha Eason · License #0821617
(972) 689-9582
Added: Jul 16
Changed: Sep 7
Last Checked: Sep 9 at 9:06AM
MLS# 21317601
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 self-storage property spans approximately 20 acres and includes 16 covered RV and boat storage spaces, additional uncovered storage areas, and a 1,600-square-foot storage and workshop building. The improvements also include a modern barndominium with a primary bedroom, flex room, open kitchen, dining and living areas, attached garage, carport, storage, workspace, and utility room. A private water well serves the property, with aerobic septic service.
The property fronts FM 901 in Gordonville and is near Lake Texoma, Rock Creek Resort, Cedar Mills Marina, and Cedar Mills Airport. The tract combines existing recreational storage improvements with acreage and space for continued operations, while any expansion, zoning, restrictions, permitted uses, and business information remain subject to independent verification and applicable approvals.
The property fronts FM 901 in Gordonville and is near Lake Texoma, Rock Creek Resort, Cedar Mills Marina, and Cedar Mills Airport. The tract combines existing recreational storage improvements with acreage and space for continued operations, while any expansion, zoning, restrictions, permitted uses, and business information remain subject to independent verification and applicable approvals.
Key Highlights
- Approximately 20 acres in Gordonville, Texas
- 16 covered RV and boat storage spaces
- Additional uncovered storage areas
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
$70,308
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
5.86%
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%
$1,406,160
$1.4M
Cap Rate 7%
$1,004,400
$1.0M
Cap Rate 9%
$781,200
$781.2K
Market Conditions
NOI Build-Up for 7,750 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
$111.6K $14.40/SF
− Vacancy
−$11.2K −$1.44/SF
EGI
$100.4K $12.96/SF
− OpEx
−$30.1K −$3.89/SF
NOI
$70.3K $9.07/SF
Area
Grayson County, TX
Vacancy
10.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
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%
$1,406,160
Cap Rate 7%
$1,004,400
Cap Rate 9%
$781,200
Alternative Uses
Best Use
Self Storage
$1.00M
$878.9K – $1.17M
NOI $70,308 @ 7.0% cap · market cap 5.86%
Second Best
Warehouse
$700.3K
$612.8K – $817.1K
NOI $49,024 @ 7.0% cap · market cap 4.09%
Theoretical Best
Hotel Hospitality
$3.98M
$3.48M – $4.64M
NOI $278,303 @ 7.0% cap · market cap 23.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 76245, TX
1,954
Population
1,408
Households
1.4
Avg Household Size
55
Median Age
22%
College-Educated
87%
High-School Grad
24.2 sq mi
ZIP Area
81
Density / Sq Mi
$75,391
Median Household Income
$32,885
Median Earnings
$840
Median Rent
$196,000
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - Storage operation with paved FM 901 frontage, workshop space, and an on-site residential component.
Where is this self storage facility located?
The property is located at 20548 FM 901 Road Gordonville, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Approximately 20 acres in Gordonville, Texas; 16 covered RV and boat storage spaces; Additional uncovered storage areas
