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    Flat Partially Wooded Lake-Adjacent Lot Title is generated by Realmo AI

    190 Neva Lane, Denison, TX 75020

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    Claim this Listing
    For Sale
    $195,000

    LAND - Denison, TX

    Lot size:
    0.50 Acres
    Added:
    Dec 30, 2025
    Days on Market:
    156
    Last Refresh:
    Jun 4 at 10:06 pm

    Property Features for 190 Neva Lane

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    408296
    Lot size
    0.50 Acres

    Taxes and HOA fees

    Tax Description
    TREETOPS OF LAKE TEXOMA, BLOCK 1, LOT 16, ACR
    Tax Annual Amount
    1569

    Utilities

    Sewer type
    Septic Tank
    Water source
    Public

    We can help!

    Listing Contact
    Susan Withrow
    Susan Withrow

    Listing agent Susan Withrow License #0493403

    Listing office Keller Williams Central Richardson, TX

    Listing date Dec 30, 2025

    MLS# 21020934 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

    • 0.5‑acre partially wooded, flat building site in Thompson Heights at Lake Texoma
    • Public water available; sewer is a septic tank
    • Walking distance to Eisenhower State Park recreation area, marina, and boat ramp
    • No HOA
    • Denison schools and easy access to I‑75, shopping, and services

    Overview

    This buildable lot offers a flat, partially wooded half-acre setting ready for a new home and even a “toy garage.” The property is described as a prime location within Thompson Heights at Lake Texoma, making it well suited for buyers looking for full-time living as well as weekend use. Public remarks also note potential for a seasonal lake view from new construction on the site.

    The location is close to recreation and water access, with walking distance to Eisenhower State Park’s recreation area, marina, and boat ramp. Several new homes have been built nearby, and the lot is identified as the last available option in the area. It also includes convenient access to Denison schools and easy routes to I-75, along with shopping and other services.

    With no HOA, this lot provides flexibility for owners planning a primary residence or a lake property plan. For investors and builders, the combination of established neighborhood activity, ready-to-develop terrain, and proximity to park and boating amenities makes it a practical candidate for a straightforward residential development or spec-style construction. Buyers should confirm all intended improvements and view expectations during the planning process, particularly given the noted seasonal lake-view potential.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Denison
    County
    Grayson
    State
    Texas
    Longitude
    -96.598937
    Latitude
    33.812084

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    FAQs

    What type of property is this?
    Residential land & home lot - Build a home and “toy garage” on a flat, partially wooded site with lake-view potential and no HOA.
    Where is this residential land & home lot located?
    The property is located at 190 Neva Lane Denison, TX.
    What is the asking price?
    The asking price for this property is $195,000.
    What are key features of this property?
    This property features: 0.5‑acre partially wooded, flat building site in Thompson Heights at Lake Texoma; Public water available; sewer is a septic tank; Walking distance to Eisenhower State Park recreation area, marina, and boat ramp
    (469) 467-7755
    We can help!
    Listing Contact
    Susan Withrow
    Susan Withrow
    Real Estate License ID: 0493403
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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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