Mixed-Use Property with RV
New
For Sale
$799,000
1612 White Mound Road, Sherman, TX 75090
COMMERCIAL - Sherman, TX
Property Size2,097 SF
Lot Size9.41 Acres
Price / SF$381.02
Days on Market1
Property Features for 1612 White Mound Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Open, Garage
Security features
Security
Fireplace
1
Subdivision
SHOCKEY HENRY
Lot features
Acreage, Agricultural, Flat
Directions
From Hwy 75, take FM 902 east. Turn right onto White Mound Rd. Continue approximately 1.6 miles. Property is located on the right at 1612 White Mound Rd.
Standard status
Active
APN
130331
Size
2,097 SF
Lot size
9.41 Acres
Taxes and HOA fees
Tax Description
G-1074 SHOCKEY HENRY A-G1074, ACRES 9.414
Tax Annual Amount
6510
Legal Description
G-1074 SHOCKEY HENRY A-G1074, ACRES 9.414
Utilities
Sewer type
Aerobic Septic, Septic Tank
Heating system
Fireplace(s), Electric (Heating)
Cooling system
Ceiling Fan(s), Electric, Central Air
Amenities
RV spaces
apartment
main residence
office
shop
Building Details
Year built
1997
Floors in Building
1
Number of units
13
Flooring type
Carpet, Laminate
Building materials
Brick
Roof type
Composition
Listing Agency:
PARAGON, REALTORS
(903) 893-8174
Listed By:
Haley Miller
(903) 893-8174
Added: Aug 13
Last Checked: Aug 13 at 4:06PM
MLS# 21357984
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 mixed-use property combines residential, recreational, office, storage, and agricultural components across 9.414 acres. The site includes 11 established RV spaces, most currently leased, plus a leased 2-bedroom, 1-bath apartment. A separate 3-bedroom, 2-bath residence provides additional residential space, while the office and attached shop or storage building support business, workspace, storage, or leasing functions. The residence was built in 1997 and features brick construction, carpet and laminate flooring, electric heating and cooling, central air, ceiling fans, and a fireplace.
The rear acreage is used for hay production and benefits from an agricultural exemption. The property is located at 1612 White Mound Road in Sherman, Texas, with garage and open parking, aerobic septic and septic tank systems, and a composition roof.
The rear acreage is used for hay production and benefits from an agricultural exemption. The property is located at 1612 White Mound Road in Sherman, Texas, with garage and open parking, aerobic septic and septic tank systems, and a composition roof.
Key Highlights
- 9.414 acres with an agricultural exemption and rear acreage used for hay production
- 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
Mixed Use
$296.6K
$259.5K – $346.0K
NOI $20,760 @ 7.0% cap · market cap 2.60%
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?
Mixed-use property - Includes leased residential components, an office with attached shop space, and open acreage with agricultural use.
Where is this mixed-use property 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 acres with an agricultural exemption and rear acreage used for hay production; 11 established RV spaces, most currently leased; Leased 2‑bedroom, 1‑bath apartment
