Building Details

Building Size 2,840 SF

Year Built 2026

Buildings 1

Listing Agency: DFW Elite

Listed By: Sheri Kent · License #0496604 Show Phone

Source: Boisdarcrealty

Added: Oct 16 Changed: Oct 27 Last Checked: Oct 26 at 3:36PM

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Review the available facts, identify missing information and prepare questions for the agent.

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Investment Insights

Based on property information with market context.

This duplex in Tom Bean has two planned units, each configured with three bedrooms and 2.5 bathrooms. The building is unfinished and may be purchased in its current condition or completed at the buyer’s expense.

The property is in Tom Bean, Texas, in Grayson County, a short drive from Sherman.

Key Highlights

• Two‑unit duplex with three bedrooms and 2.5 bathrooms per side
• Offered in its current unfinished condition, with completion available at the buyer’s expense
• Located in Tom Bean, Grayson County, minutes from Sherman

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$21,771

Cap Rate

5.81%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$435,420 $435.4K

Cap Rate 7%

$311,014 $311.0K

Cap Rate 9%

$241,900 $241.9K

Is this asking price fair?

Market Conditions

NOI Build-Up for 2,840 SF

Gross rent

$35.1K $12.36/SF

− Vacancy

−$4.0K −$1.41/SF

EGI

$31.1K $10.95/SF

− OpEx

−$9.3K −$3.29/SF

NOI

$21.8K $7.67/SF

Area

Grayson County, TX

Vacancy

11.40%

Lease Rate

$12.36 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$435,420

Cap Rate 7%

$311,014

Cap Rate 9%

$241,900

Alternative Uses

Best Use

Multifamily LT 5

$311.0K

$272.1K – $362.9K (±1% cap)

NOI $21,771 @ 7.0% cap · market cap 5.81%

Second Best

Apartment 5plus

$275.7K

$241.2K – $321.7K (±1% cap)

NOI $19,299 @ 7.0% cap · market cap 5.15%

Theoretical Best

Hotel Hospitality

$1.46M

$1.27M – $1.70M (±1% cap)

NOI $101,984 @ 7.0% cap · market cap 27.20%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

68

Businesses Nearby

Explore this area Business Placement

Demographics for 75489, TX

1,028

Population

333

Households

3.1

Avg Household Size

38

Median Age

16%

College-Educated

91%

High-School Grad

2.4 sq mi

ZIP Area

428

Density / Sq Mi

$85,347

Median Household Income

$47,917

Median Earnings

$1,161

Median Rent

$228,400

Median Home Value

Market

Vacancy Rate% for Multifamily in South region

8.5% 2022

10.2% 2023

11.4% 2024

11.3% 2025

Frequently Asked Questions

What type of property is this?

Duplex - The two-unit property is offered in its current construction state, with completion available at the buyer’s expense.

Where is this duplex located?

The property is located at 533-535 E Ball Street Tom Bean, TX.

What is the asking price?

The asking price for this property is $375,000.

What are key features of this property?

This property features: Two‑unit duplex with three bedrooms and 2.5 bathrooms per side; Offered in its current unfinished condition, with completion available at the buyer’s expense; Located in Tom Bean, Grayson County, minutes from Sherman