Add Listing
    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

    437 Neva Lane Denison, TX 75020

    View on Map
    Claim this Listing
    New
    For Sale
    $1,250,000

    Unimproved Land - Denison, TX

    Type:Unimproved Land
    Lot size:
    3.63 Acres
    Added:
    Apr 24, 2026
    Days on Market:
    3
    Last Refresh:
    Apr 26 at 2:06 pm

    Property Features for 437 Neva Lane

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Standard status
    Active
    APN
    450598
    Lot size
    3.63 Acres

    Utilities

    Water front features
    Beach Access, Lake Front, Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Megan Christensen

    Listing agent Megan Christensen License #0682136

    Listing office Texas Life Real Estate 1203 S Lang Ave, Pottsboro, TX

    Listing date Apr 24, 2026

    MLS# 21248546 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.

    Overview

    Lake Texoma Waterfront Land Opportunity

    This 3.628-acre waterfront land is located on Lake Texoma, featuring 181 feet of shoreline. The property is situated outside city limits, offering freedom and a low tax rate of 1.61%, along with the flexibility to choose any builder. Approximately $125,000 worth of dirt work and land clearing has already been completed. The property includes two homesites suitable for a private family compound. A water line is available at the street, and electricity is accessible; a septic system will be needed. The location is 0.5 mile from Eisenhower State Park, which offers beaches and trails for hiking, biking, ATV riding, and horseback riding. The Spillway Boat Ramp is 5 minutes away. The property is located 2 miles from the upcoming Preston Harbor community, which is planned to include lakefront dining and the Margaritaville Resort. It is near Ross Perot's Lake Texoma Estate and surrounded by high-value properties, including a neighboring home valued over $2M and Denison’s highest-priced lake property at $10.9M in Thompson Heights.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Real Estate Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Denison
    County
    Grayson
    State
    Texas
    Longitude
    -96.595956
    Latitude
    33.812833

    Nearby Similar for Sale

    • $675,000
      10,850 SF

      Denison Retail Opportunity

      Spacious retail property in a growing North Texas city.
      3000 & 3006 S Woodlawn Boulevard, Denison, TX 75020
      View Details
    • $376,000

      Denison Turnkey Commercial Opportunity

      Fully operational facility in a strategic Denison location.
      1201 W Nelson Street, Denison, TX 75020
      View Details
    • $599,900
      2,432 SF

      Restaurant Opportunity in High-Traffic Area

      Turnkey restaurant with high visibility in a growing commercial corridor.
      1901 W Morton Street, Denison, TX 75020
      View Details
    • $449,900

      Restaurant Building with Drive-Through

      Renovated restaurant building with drive-through in Denison, Texas.
      2400 Woodlawn Boulevard, Denison, TX 75020
      View Details
    • $699,000
      3,706 SF

      Renovated Office and Art Studio

      Renovated 1920s building ideal for creative workspace or retail.
      500 W Woodard Street, Denison, TX 75020
      View Details
    • $550,000

      Denison Office Building on Acreage

      12,700 SF office building on 2.38 acres in Denison, TX.
      307 W Coffin Street, Denison, TX 75020
      View Details
    • $799,000

      Downtown Denison Retail Investment Opportunity

      Fully occupied retail building in the heart of downtown Denison.
      431 W Main Street, Denison, TX 75020
      View Details
    • $525,000

      Downtown Denison Office with Parking

      High-visibility office building in downtown Denison with private parking.
      121 S Austin Avenue, Denison, TX 75020
      View Details
    • $1,289,000

      Retail and Shop Space on Highway

      Retail space and shop on 5.85 acres with frontage.
      6073 W FM 120, Denison, TX 75020
      View Details
    • $1,500,000

      Denison Commercial Property with Warehouse

      Commercial property featuring office and warehouse space on 4.028 acres.
      4101 S Texoma Parkway, Denison, TX 75020
      View Details
    • $475,000

      Denison TX Investment Property

      5+ acre investment property with flexible zoning and existing structures.
      3312 Vine Lane, Denison, TX 75020
      View Details
    • $729,194

      Denison Development Tract on Loy Lake

      5.58-acre development tract in Denison's expanding Loy Lake Road corridor.
      2640 Loy Lake Road, Denison, TX 75020
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - Rare 3.63-acre waterfront lot with 181 feet of shoreline.
    Where is this waterfront land located?
    The property is located at 437 Neva Lane Denison, 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: Rare lakefront lot on Lake Texoma with 181 feet of shoreline and direct water access in a dockable cove.; Significant pre‑development: $125,000 worth of dirt work and land clearing already completed.; Two homesites ready for a private family compound.
    (903) 818-6079
    We can help!
    Listing Contact
    Megan Christensen
    Real Estate License ID: 0682136
    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

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!