Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Sherman, TX Unimproved Land Parcel Title is generated by Realmo AI

    Tbd Friendship Road, Sherman, TX 75092

    View on Map
    Claim this Listing
    For Sale
    $697,800

    Unimproved Land - Sherman, TX

    Type:Unimproved Land
    Lot size:
    11.63 Acres
    Added:
    Nov 24, 2025
    Days on Market:
    169
    Last Refresh:
    May 12 at 11:06 pm

    Property Features for Tbd Friendship Road

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Standard status
    Active
    APN
    231378
    Lot size
    11.63 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Lisa Rogers
    Lisa Rogers

    Listing agent Lisa Rogers License #0643553

    Listing office Ashton Wall Real Estate 6136 Frisco Square Blvd STE 400, Frisco, TX

    Listing date Nov 24, 2025

    MLS# 20911338 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.

    HighLights

    • Prime location in Sherman/Grayson County, a rapidly developing area in North Texas.
    • Ideal for residential, commercial, or mixed‑use development.
    • Close proximity to US‑75 and 1417, near the $30B+ Texas Instruments and GlobiTech expansions.
    • 11.63‑acre parcel offers significant development potential.
    • Excellent road frontage and utilities nearby.
    • Strong demand for housing and services due to explosive population and infrastructure growth.

    Overview

    This 11.63-acre parcel on Friendship Road is positioned in the path of rapid development in Sherman and Grayson County. The property is located minutes from US-75 and 1417, near the Texas Instruments and GlobiTech semiconductor expansions. The location is suited for residential, commercial, or mixed-use development. With road frontage and utilities nearby, the property offers potential. The area's population and infrastructure growth drive demand for housing and services. It is located in Sherman, Texas.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Sherman
    County
    Grayson
    State
    Texas
    Longitude
    -96.6623227
    Latitude
    33.6157649

    Nearby Similar for Sale

    • $646,000
      2,610 SF

      Downtown Sherman Retail Investment Opportunity

      Four retail spaces for sale in downtown Sherman, Texas.
      115-121 E Wall, Sherman, TX 75090
      View Details
    • $619,000

      Sherman, TX Commercial Buildings

      Two commercial buildings in high-growth Sherman, TX corridor.
      520 S Sam Rayburn Freeway, Sherman, TX 75090
      View Details
    • $449,900

      Prime Commercial Property on Texoma Parkway

      Commercial property ideal for various business ventures in booming Sherman.
      4020 Texoma Parkway, Sherman, TX 75090
      View Details
    • $850,000

      Sherman Office Building in Medical Corridor

      3,400 SF office building in Sherman's growing medical corridor.
      3415 N Loy Lake Road, Sherman, TX 75090
      View Details
    • $499,000

      Downtown Sherman Property with Potential

      Downtown Sherman property near historic district, endless possibilities.
      201 E Pecan Street, Sherman, TX 75090
      View Details
    • $300,000

      Sherman Commercial Property For Sale

      Commercial property in downtown Sherman, Texas, suitable for various businesses.
      825 N Crockett Street, Sherman, TX 75090
      View Details
    • $1,499,000

      Versatile Sherman Property For Sale

      Adaptable property in growing Sherman corridor, suitable for various uses.
      920 Heritage Parkway, Sherman, TX 75092
      View Details
    • $499,000

      Sherman, TX Land Opportunity

      2.39-acre parcel in a rapidly growing Sherman corridor.
      2625 N Travis Street, Sherman, TX 75092
      View Details
    • $688,160

      Prime Commercial Land on FM 1417

      1.975-acre commercial land with frontage on FM 1417.
      931 N Heritage Parkway, Sherman, TX 75092
      View Details
    • $950,000

      Sherman, TX Commercial Redevelopment Opportunity

      1.15-acre commercial property primed for redevelopment in Sherman, TX.
      2424 Texoma Parkway, Sherman, TX 75090
      View Details
    • $999,000

      Sherman, TX Industrial Opportunity

      11.966 acres with commercial building and highway frontage.
      28400 W US Highway 82, Sherman, TX 75092
      View Details
    • $2,500,000

      Historic Sherman Building Awaits Vision

      Iconic 1870 building in Sherman's downtown, ready for remodel.
      115 S Travis Street, Sherman, TX 75090
      View Details

    FAQs

    What type of property is this?
    Land - 11.63-acre parcel suitable for residential, commercial, or mixed-use development.
    Where is this land located?
    The property is located at Tbd Friendship Road Sherman, TX.
    What is the asking price?
    The asking price for this property is $697,800.
    What are key features of this property?
    This property features: Prime location in Sherman/Grayson County, a rapidly developing area in North Texas.; Ideal for residential, commercial, or mixed‑use development.; Close proximity to US‑75 and 1417, near the $30B+ Texas Instruments and GlobiTech expansions.
    (972) 836-9295
    We can help!
    Listing Contact
    Lisa Rogers
    Lisa Rogers
    Real Estate License ID: 0643553
    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
    Tbd Friendship Road, Sherman, TX 75092
    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!