Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Commercial Land with I-20 Frontage Title is generated by Realmo AI

    3402 I-20 N, Van, TX 75790

    View on Map
    Claim this Listing
    For Sale
    $995,000

    LAND - Van, TX

    Lot size:
    32.00 Acres
    Added:
    Feb 6, 2026
    Days on Market:
    120
    Last Refresh:
    Jun 6 at 3:06 am

    Property Features for 3402 I-20 N

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Fenced
    Standard status
    Active
    Lot size
    32.00 Acres

    We can help!

    Listing Contact
    Jeremy Caruthers

    Listing agent Jeremy Caruthers License #0627529

    Listing office Drake Real Estate & Investments 11621 CR 166, Tyler, TX

    Listing date Feb 6, 2026

    MLS# 10157569 Listing URL

    Copyright © 2026 Greater Tyler Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 32 +/- acres in Van with 745 +/- ft of I‑20 frontage road access and visibility
    • Perfect for homesite or commercial use (per provided remarks)
    • Utilities available
    • Includes a 1.6 acre pond and a 0.25 acre tank
    • Fenced with cross fencing and cross fencing mentioned

    Overview

    This offering consists of approximately 32 acres of commercial land with 745+/- feet of I-20 frontage. The property includes road access and visibility from I-20, along with a 1.6-acre pond and a 0.25-acre tank. Cross fencing is also in place, which can support multiple uses or phased development planning. Utilities are listed as available, and the property is described in connection with Van ISD.

    The land is located at 3402 I-20 N in Van, Texas (75790). The combination of frontage and access is specifically highlighted in the remarks, making the site oriented to travelers along the interstate while still accommodating on-site development.

    From a practical standpoint, the site’s size, frontage, and utility availability make it suitable to consider for either residential homesite development or commercial uses in Van ISD, depending on the intended concept and design. The presence of the pond and tank may also be a planning consideration for site amenities or water features, and the existing cross fencing can help organize the property for workable development zones.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Van
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.6592
    Latitude
    32.5323

    Nearby Similar for Sale

    • $599,000

      Cleared Commercial Development Land

      A cleared lot with utilities in place and road frontage, well-suited for a range of commercial development concepts.
      410 S Oak Street, Van, TX 75790
      View Details
    • $538,000

      Turnkey Quadplex Rental Property

      Well-maintained quadplex with four fully rented 2-bedroom, 1-bath units and convenient, low-maintenance concrete parking.
      202 Chestnut Drive, Van, TX 75790
      View Details
    • $538,000
      1,664 SF

      2-Bedroom Quadplex

      Well-maintained quadplex with four rented 2-bedroom, 1-bath units, equipped appliances, and concrete parking.
      202 Chestnut Dr., Van, TX 75790
      View Details
    • $725,000

      Commercial Land with Road Frontage

      Commercial land with approximately 40' frontage on FM 314/S Oak St, positioned behind major IH-20 travel amenities.
      FM 314, Van, TX 75790
      View Details
    • $1,750,000

      Commercial Land with Dual Entrances

      Commercially zoned tract with two TxDOT entrances and utilities available, well-suited for multiple roadside retail and service concepts.
      1125 S Oak Street, Van, TX 75790
      View Details
    • $599,000

      Unimproved Land on Service Road

      Almost one acre of land on a busy service road.
      2822 Interstate Hwy 20, Van, TX 75790
      View Details
    • $750,000

      Individual Retail Storefront

      For sale retail storefront opportunity on Interstate 20 in Van, offering a flexible setup for local retail uses.
      2900 Interstate 20, Van, TX 75790
      View Details
    • $1,099,900

      Commercial Land with Interstate Access

      Partially fenced, unimproved acreage with substantial frontage and Road access for flexible commercial or development use.
      I-20, Van, TX 75790
      View Details
    • $995,000

      82 Acres Development Opportunity, Van

      82 acres of land inside the city limits of Van, TX.
      Oklahoma Street, Van, TX 75790
      View Details
    • $195,000

      Wooded Development Land

      A versatile, wooded parcel in-town setting offering privacy with convenient access to everyday amenities.
      S OAK Street, Van, TX 75790
      View Details
    • $750,000

      Commercial Land with Utilities at Road

      3-acre commercial tract in Van, Texas with sewer, water, and electricity available at the road.
      999 S Oak St., Van, TX 75790
      View Details
    • $155,000

      Van, TX Multi-Family Investment

      Two properties offer rental income potential in Van, TX.
      249-253 N Pecan St, Van, TX 75790
      View Details

    FAQs

    What type of property is this?
    Commercial land - 32 acres with substantial I-20 frontage, pond and tank, and road access for residential or commercial development.
    Where is this commercial land located?
    The property is located at 3402 I-20 N Van, TX.
    What is the asking price?
    The asking price for this property is $995,000.
    What are key features of this property?
    This property features: 32 +/- acres in Van with 745 +/- ft of I‑20 frontage road access and visibility; Perfect for homesite or commercial use (per provided remarks); Utilities available
    (903) 581-3737
    We can help!
    Listing Contact
    Jeremy Caruthers
    Real Estate License ID: 0627529
    Learn More
    Request Owner's contact information
    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.
    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
    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

    Thank You for Inquiry
    3402 I-20 N, Van, TX 75790
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!