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    Commercial Land with Dual Highway Access Title is generated by Realmo AI

    3 ACS Tx-276, Royse City, TX 75189

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    Claim this Listing
    For Sale
    $486,000

    LAND - Union Valley, TX

    Lot size:
    3.00 Acres
    Added:
    Mar 26, 2026
    Days on Market:
    72
    Last Refresh:
    Jun 5 at 10:06 am

    Property Features for 3 ACS Tx-276

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Gate
    Standard status
    Active
    APN
    110047
    Lot size
    3.00 Acres

    Taxes and HOA fees

    Tax Description
    A0650 MASON WM, TRACT 11-2, ACRES 4.0
    Tax Annual Amount
    4907

    Utilities

    Water source
    Public

    We can help!

    Listing Contact
    Patty Turner

    Listing agent Patty Turner License #0426347

    Listing office Keller Williams Rockwall Rockwall, TX

    Listing date Mar 26, 2026

    MLS# 20957228 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

    • 3‑acre commercial development tract within city limits of Union Valley
    • 175 ft of road frontage on Hwy 276 with entrances/exits on Hwy 276 and FM 35
    • 175 ft frontage on FM 35 with gated entrances on both ends
    • Asphalt parking lot in the Hwy 276 front section with approximately 20 parking spaces (adjacent car lot not included)
    • Property has been surveyed and platted
    • Immediate access to Hwy 276 and FM 35 with quick access to 1565

    Overview

    A prime 3-acre commercial development tract already surveyed and platted. The property offers 175 feet of frontage on HWY 276 and 175 feet of frontage on FM 35, with entrances and exits on both highways. Gated entrances are located at both ends of the site, supporting controlled access for future operations. The front portion along HWY 276 includes an asphalt parking lot with approximately 20 parking spaces. Please note the adjacent car lot is not included with this offering, and the described acreage is situated between the car lot and the Church.

    The site is positioned within the city limits of Union Valley and provides immediate access to both HWY 276 and FM 35. Quick access to 1565 is also noted in the property materials. With direct dual-highway connectivity and established access points, the location is designed for visibility and convenient customer or delivery routing.

    This land is well-suited for developers and investors seeking a flexible, roadside location to plan a commercial project. The combination of dual frontage, existing asphalt parking in the HWY 276 front section, and pre-development surveying and platting can help streamline early planning for the next use.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Royse City
    County
    Rockwall
    State
    Texas
    Longitude
    -96.3618
    Latitude
    32.9603

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    FAQs

    What type of property is this?
    Commercial land - Platted 3-acre tract with road access on two highways and an asphalt parking area for development positioning.
    Where is this commercial land located?
    The property is located at 3 ACS Tx-276 Royse City, TX.
    What is the asking price?
    The asking price for this property is $486,000.
    What are key features of this property?
    This property features: 3‑acre commercial development tract within city limits of Union Valley; 175 ft of road frontage on Hwy 276 with entrances/exits on Hwy 276 and FM 35; 175 ft frontage on FM 35 with gated entrances on both ends
    (972) 772-7000
    We can help!
    Listing Contact
    Patty Turner
    Real Estate License ID: 0426347
    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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