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    Denison 15-Acre Boutique Property Title is generated by Realmo AI

    2601 Randell Lake Road, Denison, TX 75020

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    Claim this Listing
    For Sale
    $725,000

    15 acres near Lake Texoma, ideal for recreation or building.

    Type:Lots & Acreage / Improved Land
    Property size:
    688,944 SF
    Lot size:
    15.00 Acres
    Price / SF:
    $1.05/SF
    Added:
    Oct 18, 2025
    Days on Market:
    229
    Last Refresh:
    Mar 13 at 4:41 pm

    Property Features for 2601 Randell Lake Road

    General Information

    Standard status
    Active
    Size
    688,944 SF
    Lot size
    15.00 Acres
    Property subtype
    Lots & Acreage / Improved Land

    Building Details

    Year Built
    2019

    We can help!

    Listing Contact
    Solinda Jones
    Solinda Jones

    Listing agent Solinda Jones License #0575363

    Listing office RE/MAX DFW Associates IV

    Listing date Oct 18, 2025

    Source Compass

    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 RE/MAX DFW Associates IV

    HighLights

    • 15‑acre property within Denison city limits, offering privacy, natural beauty, and modern convenience.
    • Wildlife Management Tax Exemption in place, ideal for recreation, building, or continuing the wildlife plan.
    • 40x50 metal building with a finished living area (heat/air, full bath, washer/dryer) and a shop with oversized roll‑up doors, loft with sauna, 200‑amp service, and RV hookups.
    • Land features mature hardwoods, gentle elevation changes, two spring‑fed creeks with a small waterfall, and scenic trails.
    • Convenient location near downtown Denison shopping & restaurants, Lake Texoma, HWY 75, and the upcoming Preston Harbor Development.
    • City utilities, strong cell service, Starlink internet, and not in a flood zone.

    Overview

    This spectacular 15-acre boutique property is conveniently located near downtown Denison shopping and restaurants, and just minutes from Lake Texoma. Situated within Denison city limits, the property is Wildlife Management Tax Exempt. This rare find offers privacy, natural beauty, and modern convenience near HWY 75 and the upcoming Preston Harbor Development. The land features mature hardwoods, gentle elevation changes, two spring-fed creeks with a small waterfall, scenic trails, and a vintage 40-ft greenhouse. It is ideal for recreation, building a dream home, or continuing its wildlife management plan. Winding trails meander along the creeks and through the hardwood canopy, ideal for hiking, ATV riding or simply enjoying the wildlife. The acreage is covered with mature post oak, live oak, Shumard oak, Chinquapin oak, ash and an impressive collection of pecan trees. Texas A&M soil tests confirm deep, loamy, slightly acidic soil with the perfect texture & mineral balance for orchards, vineyards or gardens. A professionally built, foam-insulated 40x50 metal building includes a 15x40 finished living area with heat & air, full bath, washer & dryer, microwave, fridge and freezer, making it perfect as a guest cottage, weekend retreat, or temporary residence while building. The shop portion includes three oversized roll-up doors, heavy-duty loft with a Swedish-style sauna, 200-amp service, 220V outlets, RV hookups, chip-seal driveway, and fenced dog run. City utilities, strong cell service, and Starlink internet are already in place. It is minutes to Denison HS, McDaniel MS, shopping, and HWY 75 access. The property is not in a flood zone.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Big Box & Wholesale Store Auto Repair Shop Gym & Fitness Center Auto Parts Store Grocery & Convenience Store Car Rental Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Denison
    County
    Grayson
    State
    Texas
    Longitude
    -96.572177
    Latitude
    33.783006

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    FAQs

    What type of property is this?
    Land - 15 acres near Lake Texoma, ideal for recreation or building.
    Where is this land located?
    The property is located at 2601 Randell Lake Road Denison, TX.
    What is the asking price?
    The asking price for this property is $725,000.
    What are key features of this property?
    This property features: 15‑acre property within Denison city limits, offering privacy, natural beauty, and modern convenience.; Wildlife Management Tax Exemption in place, ideal for recreation, building, or continuing the wildlife plan.; **40x50 metal building with a finished living area (heat/air, full bath, washer/dryer) and a shop with oversized roll‑up doors, loft with sauna, 200‑amp service, and RV hookups.**
    (214) 354-0561
    We can help!
    Listing Contact
    Solinda Jones
    Solinda Jones
    Real Estate License ID: 0575363
    Learn More
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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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