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    Development Land Tract with Creek Title is generated by Realmo AI

    4707 Stinson Road, Denison, TX 75020

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    Claim this Listing
    For Sale
    $1,750,000

    LAND - Denison, TX

    Lot size:
    50.00 Acres
    Added:
    Jan 16, 2026
    Days on Market:
    139
    Last Refresh:
    Jun 4 at 3:06 pm

    Property Features for 4707 Stinson Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    109100
    Lot size
    50.00 Acres

    Taxes and HOA fees

    Tax Description
    G-0631 JACKSON CHARLES A-G0631, ACRES 104.635
    Tax Annual Amount
    3043

    We can help!

    Listing Contact
    Tommi Sue Homuth
    Tommi Sue Homuth

    Listing agent Tommi Sue Homuth License #0623240

    Listing office Tracy Realty Denison, TX

    Listing date Jan 16, 2026

    MLS# 21122052 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

    • 50 to 100 acres available for development; price shown is for 50 acres at $35,000 per acre
    • Just 1 minute to Lake Texoma and Denison High School
    • Located near Hwy 75 and FM 91
    • Shawnee Creek runs along the west boundary, with small streams and a pecan orchard on‑site
    • Direct access to US Corp property on the north and west sides
    • Minutes from the new $6 billion Preston Harbor Planned Community and Margaritaville Resort on Lake Texoma

    Overview

    This offering consists of a 50-acre land tract with rolling hills, mature trees, and scenic natural amenities. The property includes peaceful ponds and smaller streams, highlighted by Shawnee Creek along the west boundary. A pecan orchard is also present, giving the land both utility and character for long-term investment or lifestyle development. The terrain variety supports a range of approaches, from estate-style planning to parcel subdivision.

    Conveniently positioned near major regional routes, the tract sits close to Highway 75 and FM 91. The property is described as about a minute from Lake Texoma and Denison High School, placing outdoor recreation and everyday needs within quick reach. Access considerations are also noted, including direct access to US Corp property on the north and west sides.

    For buyers and developers, this land presents a practical opportunity to create a private ranch, residential community, or investment-oriented subdivision. The combination of natural features and proximity to an active Lake Texoma corridor supports thoughtful site planning for buyers seeking growth potential without sacrificing a quiet setting. Operators considering nature-forward uses, outdoor living, or phased development should find the site’s mix of water features, mature tree cover, and varied topography especially compelling.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Building Supply Hotel & Motel Discount Store Grocery & Convenience Store Wine and Liquor Store Carpet & Flooring Store Parking Lot & Garage

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

    Location Insight

    • Map
    • Local Demand
    City
    Denison
    County
    Grayson
    State
    Texas
    Longitude
    -96.561725
    Latitude
    33.7994

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    FAQs

    What type of property is this?
    Residential land & home lot - A 50-acre development tract with rolling terrain, mature trees, ponds, and creek frontage near Lake Texoma.
    Where is this residential land & home lot located?
    The property is located at 4707 Stinson Road Denison, TX.
    What is the asking price?
    The asking price for this property is $1,750,000.
    What are key features of this property?
    This property features: 50 to 100 acres available for development; price shown is for 50 acres at $35,000 per acre; Just 1 minute to Lake Texoma and Denison High School; Located near Hwy 75 and FM 91
    (903) 786-3115
    We can help!
    Listing Contact
    Tommi Sue Homuth
    Tommi Sue Homuth
    Real Estate License ID: 0623240
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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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