RV Park With Residential
For Sale
$799,000
1612 White Mound Road, Sherman, TX 75090
Established RV spaces, residential rentals, and attached office-shop improvements create multiple on-site income sources.
Property Size2,097 SF
Lot Size9.41 Acres
Price / SF$381.02
Days on Market11
Property Features for 1612 White Mound Road
General Information
Standard status
Active
Size
2,097 SF
Lot size
9.41 Acres
Property subtype
Business
Additional Details
Land Use
residential, commercial, agricultural
Amenities
office
shop
Building Details
Year Built
1997
Listing Agency:
PARAGON, REALTORS
(903) 893-8174
Listed By:
Rene Jensen · License #0720823
(214) 532-6823
Source:
Lonestarluxuryrealty
Added: Aug 14
Changed: Aug 24
Last Checked: Aug 24 at 6:25AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of PARAGON, REALTORS
Investment Insights
Based on property information with market context.
This RV park occupies 9.414 acres and includes 11 established RV spaces, most of which are currently leased. The property also has a leased two-bedroom, one-bath apartment and a separate three-bedroom, two-bath main residence. A distinct office area with an attached shop or storage building adds functional space for business, workspace, storage, or leasing use.
The rear portion of the property is open acreage currently used for hay production and covered by an agricultural exemption. Located at 1612 White Mound Road in Sherman, the property includes several existing improvements and income-producing components within one tract. The main residence was built in 1997.
The rear portion of the property is open acreage currently used for hay production and covered by an agricultural exemption. Located at 1612 White Mound Road in Sherman, the property includes several existing improvements and income-producing components within one tract. The main residence was built in 1997.
Key Highlights
- 9.414‑acre RV park property at 1612 White Mound Road, Sherman, TX 75090
- 11 established RV spaces, most currently leased
- Leased 2‑bedroom, 1‑bath apartment
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
$35,077
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
4.39%
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%
$701,540
$701.5K
Cap Rate 7%
$501,100
$501.1K
Cap Rate 9%
$389,744
$389.7K
Market Conditions
NOI Build-Up for 2,097 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
$64.4K $30.72/SF
− Vacancy
−$17.7K −$8.42/SF
EGI
$46.8K $22.30/SF
− OpEx
−$11.7K −$5.58/SF
NOI
$35.1K $16.73/SF
Area
Grayson County, TX
Vacancy
27.40%
Lease Rate
$30.72 /SF/Yr
Expense Ratio
25.00%
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%
$701,540
Cap Rate 7%
$501,100
Cap Rate 9%
$389,744
Alternative Uses
Best Use
Office B
$501.1K
$438.5K – $584.6K
NOI $35,077 @ 7.0% cap · market cap 4.39%
Second Best
Apartment 5plus
$203.6K
$178.1K – $237.5K
NOI $14,250 @ 7.0% cap · market cap 1.78%
Theoretical Best
Hotel Hospitality
$1.08M
$941.3K – $1.26M
NOI $75,303 @ 7.0% cap · market cap 9.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 75090, TX
25,002
Population
9,602
Households
2.6
Avg Household Size
35
Median Age
15%
College-Educated
84%
High-School Grad
78.5 sq mi
ZIP Area
318
Density / Sq Mi
$58,586
Median Household Income
$36,230
Median Earnings
$1,111
Median Rent
$163,500
Median Home Value
Market
Vacancy Rate% for Office 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?
Mobile home & RV park - Established RV spaces, residential rentals, and attached office-shop improvements create multiple on-site income sources.
Where is this mobile home & rv park located?
The property is located at 1612 White Mound Road Sherman, TX.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 9.414‑acre RV park property at 1612 White Mound Road, Sherman, TX 75090; 11 established RV spaces, most currently leased; Leased 2‑bedroom, 1‑bath apartment
