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    Road-Frontage Commercial Land Title is generated by Realmo AI

    400 W HWY 22, Frost, TX 76641

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    Claim this Listing
    For Sale
    $280,000

    LAND - Frost, TX

    Lot size:
    13.97 Acres
    Added:
    Apr 10, 2026
    Days on Market:
    55
    Last Refresh:
    Jun 3 at 2:06 am

    Property Features for 400 W HWY 22

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    51327
    Lot size
    13.97 Acres

    Taxes and HOA fees

    Tax Description
    ABS A10466 N KEZZIA ABST TRACT 7C 13.97 ACRES
    Tax Annual Amount
    20

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Eric Killian

    Listing agent Eric Killian License #0595752

    Listing office Coldwell Banker American Dream Gun Barrel City, TX

    Listing date Apr 10, 2026

    MLS# 20848590 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

    • 13.97+/- acres in Frost, TX, recently surveyed
    • 1550+/- ft of road frontage plus 800+/- ft along Hwy 22
    • Public water and public sewer available
    • Small creek on the east side
    • Flood Zone A & X (elevations not surveyed for FEMA paperwork to remove flood designation)
    • Seller financing available

    Overview

    This is an approximately 13.97-acre tract of commercially oriented land in Frost, Texas, recently surveyed and ready for planning. The property offers about 1,550 feet of road frontage and roughly 800 feet along HWY 22, with a small creek located on the east side. The current flood designation is noted as Flood Zone A&X, and elevations have not been surveyed for filing FEMA paperwork to remove the property from the flood designation.

    The site benefits from high visibility and traffic, factors the seller cites as supportive of commercial development. With its substantial frontage on HWY 22 and measured road exposure, the tract provides flexibility for buyers considering multiple development directions. The City of Frost has also expressed interest in additional commercial development in the area.

    Because the tract is marketed for AG, commercial, or residential uses, it may appeal to investors and developers seeking a larger land package with measurable frontage and recently completed surveying. Seller financing is available, which can help streamline terms for qualified buyers while they evaluate the best fit for their intended use within the existing flood zone status.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Auto Repair Shop Auto Parts Store Department Store Food Market Grocery & Convenience Store Daycare Center Wine and Liquor Store (Bike/Boat/Book/etc) Store Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Frost
    County
    Navarro
    State
    Texas
    Longitude
    -96.8066611
    Latitude
    32.0801526

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    FAQs

    What type of property is this?
    Commercial land - Recently surveyed acreage offers substantial road frontage and multiple development options with seller financing available.
    Where is this commercial land located?
    The property is located at 400 W HWY 22 Frost, TX.
    What is the asking price?
    The asking price for this property is $280,000.
    What are key features of this property?
    This property features: 13.97+/- acres in Frost, TX, recently surveyed; 1550+/- ft of road frontage plus 800+/- ft along Hwy 22; Public water and public sewer available
    (903) 887-7055
    We can help!
    Listing Contact
    Eric Killian
    Real Estate License ID: 0595752
    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.

    More about this property
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