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    Unzoned Unrestricted Land Tracts Title is generated by Realmo AI

    12153 Mustang Road, Pilot Point, TX 76258

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    Claim this Listing
    For Sale
    $5,227,200

    LAND - Pilot Point, TX

    Lot size:
    10.00 Acres
    Added:
    Jan 19, 2026
    Days on Market:
    135
    Last Refresh:
    Jun 3 at 1:06 pm

    Property Features for 12153 Mustang Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R112225
    Lot size
    10.00 Acres

    Taxes and HOA fees

    Tax Description
    A1329A I WALTERS, TR 38 & TR 39 Old DCAD
    Tax Annual Amount
    4549

    Utilities

    Sewer type
    Aerobic Septic
    Heating system
    Central, Electric (Heating), Natural Gas
    Cooling system
    Central Air, Electric, Ceiling Fan(s)
    Water source
    Public

    Building Details

    Year built
    2000

    We can help!

    Listing Contact
    Coryann Johnson
    Coryann Johnson

    Listing agent Coryann Johnson License #0450333

    Listing office Texas Homes and Land Celina, TX

    Listing date Jan 19, 2026

    MLS# 20980137 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

    • 10 acres total, split into two 5‑acre tracts, with road frontage along a major growth corridor between FM 1385 and FM 2931
    • Unzoned and unrestricted land in Denton County
    • Two existing homes on site for potential interim use as rental units or site offices
    • Utilities/services noted: public water and aerobic septic sewer
    • Adjacent access/positioning includes being at the front of a planned 350‑acre residential community

    Overview

    Two 5-acre tracts totaling 10 acres are offered as unzoned, unrestricted land suitable for flexible development planning. The property includes two existing homes on-site, which may support interim use as rental units, site offices, or short-term income while development plans are finalized.

    Located in Denton County, the site sits between FM 1385 and FM 2931 with frontage and exposure along a growth corridor. It is positioned at the front of a planned 350-acre residential community and is surrounded by new residential and commercial development, providing immediate neighborhood demand potential as area infrastructure continues to expand.

    This parcel is a strong fit for investors and developers seeking a versatile ground-up opportunity without zoning constraints. The unrestricted status supports a range of concepts, including retail, office, flex space, storage, or mixed-use development, with the added option to hold and monetize the property using the existing dwellings until an end use is ready.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Pilot Point
    County
    Denton
    State
    Texas
    Longitude
    -96.9223599
    Latitude
    33.3218153

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    FAQs

    What type of property is this?
    Commercial land - 10 acres of unzoned, unrestricted land with road frontage, plus two on-site homes for interim income or operations.
    Where is this commercial land located?
    The property is located at 12153 Mustang Road Pilot Point, TX.
    What is the asking price?
    The asking price for this property is $5,227,200.
    What are key features of this property?
    This property features: 10 acres total, split into two 5‑acre tracts, with road frontage along a major growth corridor between FM 1385 and FM 2931; Unzoned and unrestricted land in Denton County; Two existing homes on site for potential interim use as rental units or site offices
    (214) 908-5468
    We can help!
    Listing Contact
    Coryann Johnson
    Coryann Johnson
    Real Estate License ID: 0450333
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    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.

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    12153 Mustang Road, Pilot Point, TX 76258
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