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    I-20 Frontage Commercial Development Land Title is generated by Realmo AI

    13609 I-20, Lindale, TX 75771

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    Claim this Listing
    For Sale
    $975,000

    SINGLE_FAMILY - Lindale, TX

    Type:Office
    Property size:
    1,500 SF
    Lot size:
    2.29 Acres
    Price / SF:
    $650/SF
    Added:
    Dec 30, 2025
    Days on Market:
    155
    Last Refresh:
    Jun 3 at 1:06 pm

    Property Features for 13609 I-20

    General Information

    Property type
    Residential
    Property subtype
    Office
    Parking features
    Garage
    Standard status
    Active
    APN
    100000037100002070
    Size
    1,500 SF
    Lot size
    2.29 Acres

    Taxes and HOA fees

    Tax Description
    ABST A0371 S GRACE TRACT 2G
    Tax Annual Amount
    1085

    Utilities

    Cooling system
    Central Air, Electric, Ceiling Fan(s)

    Building Details

    Year built
    1966
    Floors in Building
    1
    Number of units
    1
    Flooring type
    Carpet
    Building materials
    Brick, WoodSiding
    Roof type
    Composition

    We can help!

    Listing Contact
    Dana Staples
    Dana Staples

    Listing agent Dana Staples License #0546841

    Listing office Staples Commercial Group, LLC Frankston, TX

    Listing date Dec 30, 2025

    MLS# 14289324

    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

    • Approx. 135' frontage on I‑20 near State Highway 69 (Main Street) in Lindale, TX
    • Entire listing includes 2 parcels, with the second parcel along County Road 472
    • Both parcels zoned C‑2 Community and Regional Commercial District
    • Parcel along County Road 472 includes a residential building that could be converted to a commercial concern
    • Site is along the northwest portion of I‑20 next to 2 existing hotels and one under construction
    • Planned I‑20 expansion and frontage roads referenced (TxDOT: I‑20 Expansion and Frontage Roads)

    Overview

    This offering includes two parcels totaling approximately 2.293 acres, positioned along the northwestern portion of Interstate 20 with about 135 feet of I-20 frontage. The frontage is also along State Highway 69 (Main Street), providing an accessible, development-ready setup for future commercial uses. The back parcel is along County Road 472 and includes an existing residential building that could potentially be converted into a commercial concern, subject to applicable approvals.

    Both parcels are zoned C-2 Community and Regional Commercial District. The site is located next to two existing hotels and one hotel under construction, supporting a hospitality-and-service-adjacent environment. The area is also described as having plans related to I-20 expansion and frontage roads (per TxDOT), which may increase long-term visibility and development momentum.

    With C-2 zoning and meaningful highway frontage, this property can fit a range of commercial concepts that benefit from drive-by exposure and straightforward development planning. The included residential structure on the County Road 472 parcel may offer flexibility for operators seeking a conversion option while keeping the primary land component available for additional development. For buyers and developers, this is a practical assemblage for planning and growth along an evolving I-20 corridor.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Lindale
    County
    Smith
    State
    Texas
    Longitude
    -95.392616
    Latitude
    32.470642

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    FAQs

    What type of property is this?
    Commercial land - C-2 zoned, two-parcel site with I-20 frontage and highway visibility near existing and planned hotel development.
    Where is this commercial land located?
    The property is located at 13609 I-20 Lindale, TX.
    What is the asking price?
    The asking price for this property is $975,000.
    What are key features of this property?
    This property features: Approx. 135' frontage on I‑20 near State Highway 69 (Main Street) in Lindale, TX; Entire listing includes 2 parcels, with the second parcel along County Road 472; Both parcels zoned C‑2 Community and Regional Commercial District
    (903) 876-1051
    We can help!
    Listing Contact
    Dana Staples
    Dana Staples
    Real Estate License ID: 0546841
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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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