Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Van Alstyne Land with Views Title is generated by Realmo AI

    003 Stone Marshall Road, Van Alstyne, TX 75495

    View on Map
    Claim this Listing
    For Sale
    Under Contract
    $220,000

    LAND - Van Alstyne, TX

    Lot size:
    1.62 Acres
    Added:
    May 28, 2026
    Days on Market:
    8
    Last Refresh:
    Jun 4 at 11:06 am

    Property Features for 003 Stone Marshall Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active Under Contract
    APN
    132386
    Lot size
    1.62 Acres

    Taxes and HOA fees

    Tax Description
    G-0805 MCCULLOUGH WM A-G0805, ACRES 12.6360
    Tax Annual Amount
    9924

    Utilities

    Sewer type
    Aerobic Septic

    We can help!

    Listing Contact
    William Benton

    Listing agent William Benton License #0254366

    Listing office Benton-Luttrell Real Estate Co Van Alstyne, TX

    Listing date May 28, 2026

    MLS# 20954291 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

    • Quiet, low‑traffic location on a dead‑end street.
    • Enjoy 3‑mile hilltop views.
    • No HOA.
    • Located just 3 miles East of Van Alstyne.
    • Van Alstyne ISD.
    • Deed Restricted.

    Overview

    This is an unimproved land parcel situated within a quiet, eight-lot subdivision on a dead-end street, minimizing traffic. Located approximately 3 miles east of Van Alstyne, the property occupies a hilltop position offering views extending up to 3 miles. The land is subject to deed restrictions. The property is located within the Van Alstyne Independent School District. The lot size is approximately 1.616 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Restaurant Law Firm Dental Office Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Van Alstyne
    County
    Grayson
    State
    Texas
    Longitude
    -96.5365329
    Latitude
    33.4677142

    Nearby Similar for Sale

    • $725,000
      2,597 SF

      Retail and Office Building with Vintage Structure

      New structural-steel construction with an attached 1930–40s Texaco station, offering flexible space with strong frontage and visibility.
      306 S Waco Street, Van Alstyne, TX 75495
      View Details
    • $3,600,000

      Flex and Warehouse Property

      Two-building industrial facility with multiple roll-up bays, office space, and room for expansion on acreage.
      659 Martin Duke Road, Van Alstyne, TX 75495
      View Details
    • $2,599,000
      6,000 SF

      Unzoned Land with Utilities Available

      15 acres near downtown Van Alstyne with utilities and shop.
      10590 FM 121, Van Alstyne, TX 75495
      View Details
    • $534,900

      Turnkey Short-Term Rental Home

      Turnkey Airbnb-style property with multiple living spaces and historic character, enhanced by easy access to US-75.
      530 S Waco Street, Van Alstyne, TX 75495
      View Details
    • $3,807,000

      Rural Land with Ponds and Barns

      Expansive acreage with two ponds, barns, and a three-bedroom farmhouse for rural living or development.
      3847 Fm 3133, Van Alstyne, TX 75495
      View Details
    • $3,000,000

      Van Alstyne Acreage Ready to Build

      68.3-acre property ready for immediate construction near US Hwy 75.
      520 Cates Road, Van Alstyne, TX 75495
      View Details
    • $1,100,000

      Equestrian Ranch Land with Arena

      Rolling, build-ready farmland with a powered metal horse barn and large training arena, set up for an active horse operation.
      Sister Grove Road, Van Alstyne, TX 75495
      View Details
    • $1,200,000

      Land in Van Alstyne, Texas

      Picturesque 4.495-acre property in Van Alstyne, Texas, with mature trees.
      Dancing Meadows, Van Alstyne, TX 75495
      View Details
    • $725,000

      Improved Land with Two-Story Shop

      5+ acre build site with pond and two-story shop.
      250 Willow Lane, Van Alstyne, TX 75495
      View Details
    • $3,500,000

      Commercial Land with Two-Side Frontage

      Commercial development site with highly visible US Highway 75 frontage on two sides and existing livable homes on the property.
      14564 US Highway 75, Van Alstyne, TX 75495
      View Details
    • $2,800,000

      Residential Development Land Tract

      Large-acreage tract with strong growth positioning near major highways and expanding residential and commercial development.
      TBD 700 Jay Road, Van Alstyne, TX 75495
      View Details
    • $3,700,000

      Lakefront Estate Land with Spring-Fed Lake

      Build multiple homes overlooking a fully stocked, spring-fed 13-acre lake with panoramic hilltop views.
      318 Cold Springs Road, Van Alstyne, TX 75495
      View Details

    FAQs

    What type of property is this?
    Land - Unimproved land in a quiet, deed-restricted subdivision.
    Where is this land located?
    The property is located at 003 Stone Marshall Road Van Alstyne, TX.
    What is the asking price?
    The asking price for this property is $220,000.
    What are key features of this property?
    This property features: Quiet, low‑traffic location on a dead‑end street.; Enjoy **3‑mile hilltop views**.; No HOA.
    (903) 482-8400
    We can help!
    Listing Contact
    William Benton
    Real Estate License ID: 0254366
    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
    003 Stone Marshall Road, Van Alstyne, TX 75495
    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!