Commercial Land with Existing
For Sale
$624,900
1404 N Stemmons, Sanger, TX 76266
Land, Sanger, TX
Property Size1,380 SF
Lot Size0.92 Acres
Price / SF$452.83
Days on Market45
Property Features for 1404 N Stemmons
General Information
Property type
Land
Property subtype
Other
Zoning description
B-2
Subdivision
R Bebee
Lot features
Acreage
Elementary school
Butterfield
Middle school
Sanger
High school
Sanger
Elementary school district
Sanger ISD
Middle school district
Sanger ISD
High school district
Sanger ISD
Directions
See GPS
Standard status
Active
APN
R60301
Lot size
0.92 Acres
Taxes and HOA fees
Tax Description
A0029A R. BEEBE, TR 125, .918 ACRES, OLD DCAD
Legal Description
A0029A R. BEEBE, TR 125, .918 ACRES, OLD DCAD
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1960
Listing Agency:
Newland Real Estate, Inc.
(940) 565-8326
Listed By:
Jeff Higgs · License #594143
(940) 565-8326
Added: Jul 17
Changed: Aug 22
Last Checked: Aug 30 at 7:06AM
MLS# 21329969
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.
Investment Insights
Based on property information with market context.
This 0.918-acre commercial land parcel includes a 1,380-square-foot building constructed in 1960. The structure was formerly used as an auto dealership and provides a flexible interior arrangement, with a covered carport and large storage shed also on the property. Approximately 20,000 square feet of concrete parking supports the existing improvements.
The site fronts I-35 and has more than 200 feet of road frontage, providing direct interstate access and exposure. B-2 zoning is in place for retail, office, automotive, and service-related uses. Public water and public sewer serve the property, which is located at 1404 N Stemmons in Sanger, Texas.
The site fronts I-35 and has more than 200 feet of road frontage, providing direct interstate access and exposure. B-2 zoning is in place for retail, office, automotive, and service-related uses. Public water and public sewer serve the property, which is located at 1404 N Stemmons in Sanger, Texas.
Key Highlights
- 0.918‑acre commercial land parcel with a 1,380 SF building
- More than 200 feet of road frontage along I‑35
- Approximately 20,000 SF of concrete parking
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$22,906
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.67%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$458,120
$458.1K
Cap Rate 7%
$327,229
$327.2K
Cap Rate 9%
$254,511
$254.5K
Market Conditions
NOI Build-Up for 1,380 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$34.4K $24.96/SF
− Vacancy
−$1.7K −$1.25/SF
EGI
$32.7K $23.71/SF
− OpEx
−$9.8K −$7.11/SF
NOI
$22.9K $16.60/SF
Area
Denton County, TX
Vacancy
5.00%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$458,120
Cap Rate 7%
$327,229
Cap Rate 9%
$254,511
Alternative Uses
Best Use
Retail
$327.2K
$286.3K – $381.8K
NOI $22,906 @ 7.0% cap · market cap 3.67%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$19.30M
$16.89M – $22.51M
NOI $1,350,895 @ 7.0% cap · market cap 216.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
65
Businesses Nearby
Explore this area
Business Placement
Demographics for 76266, TX
16,779
Population
7,211
Households
2.3
Avg Household Size
38
Median Age
26%
College-Educated
89%
High-School Grad
122.1 sq mi
ZIP Area
137
Density / Sq Mi
$95,603
Median Household Income
$49,622
Median Earnings
$1,345
Median Rent
$315,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - B-2-zoned site includes public utilities and established concrete parking.
Where is this commercial land located?
The property is located at 1404 N Stemmons Sanger, TX.
What is the asking price?
The asking price for this property is $624,900.
What are key features of this property?
This property features: 0.918‑acre commercial land parcel with a 1,380 SF building; More than 200 feet of road frontage along I‑35; Approximately 20,000 SF of concrete parking
