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    Secluded Ranch Land with Dual Ponds Title is generated by Realmo AI

    Singletree Road, Denison, TX 75021

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    For Sale
    $956,270

    LAND - Other - Denison, TX

    Lot size:
    50.33 Acres
    Added:
    May 4, 2026
    Days on Market:
    32
    Last Refresh:
    Jun 4 at 1:06 pm

    Property Features for Singletree Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Cleared, Wooded, Brush
    Standard status
    Active
    APN
    112560
    Lot size
    50.33 Acres

    Taxes and HOA fees

    Tax Description
    G-0764 MAHUREN THOMAS A-G0764, ACRES 50.33
    Tax Annual Amount
    36

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Sara Jerome
    Sara Jerome

    Listing agent Sara Jerome License #0630971

    Listing office Vincent Realty Group Tom Bean, TX

    Listing date May 4, 2026

    MLS# 20933542 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

    • 50.33‑acre farm ready for a home, barn, and livestock setup, with an existing tenant currently running cattle
    • 10–15 acres of shade trees plus additional shade tree groves across the ranch
    • Two ponds totaling 1 to 1.5 acres (each pond described as 0.5 to 0.75 acre) for water access
    • Barb wire fencing with most sections reportedly just a couple of years old, supporting cross‑fencing and pasture separation
    • Tenant may stay to keep the ag exemption or vacate within 60 days of closing (appointment required to view)
    • Convenient to Downtown Denison and local colleges; about 50 minutes to the DFW metroplex via Hwy 75

    Overview

    Rare opportunity to acquire a long-held ranch property with 50.33 acres ready for a custom home, barn, and livestock setup. The land includes 10–15 acres of shade trees, dual ponds (each described as roughly half to three-quarters of an acre), and additional shade-tree groves that support cross-fencing and separation of cattle pastures. Barb wire fencing, described as mostly only a couple of years old, is in place, and the current tenant is running cattle.

    Located on Singletree Road in Denison, Texas, the property is described as minutes from Downtown Denison, retail dining, medical services, Austin College, Grayson College, and the new IT hub in Sherman. The listing also notes approximately 50 minutes down Highway 75 to the DFW metroplex and about 20 minutes to Choctaw Casino across the river in Durant, Oklahoma. The seller mentions a potential new entry at the corner where the sign is located, which could reduce the need to drive past the two adjoining homes.

    This ranch is best suited for buyers seeking a private, ag-ready property with water features and established pasture configuration. The tenant is currently operating the cattle program, with an option to keep the tenant to maintain an ag exemption or to vacate within 60 days of closing. Do not enter the property without an appointment through the selling agent.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Denison
    County
    Grayson
    State
    Texas
    Longitude
    -96.4597795
    Latitude
    33.751265

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    FAQs

    What type of property is this?
    Ranch - A working cattle ranch with mature shade trees and two ponds, offering privacy and flexibility for home or investment plans.
    Where is this ranch located?
    The property is located at Singletree Road Denison, TX.
    What is the asking price?
    The asking price for this property is $956,270.
    What are key features of this property?
    This property features: 50.33‑acre farm ready for a home, barn, and livestock setup, with an existing tenant currently running cattle; 10–15 acres of shade trees plus additional shade tree groves across the ranch; Two ponds totaling 1 to 1.5 acres (each pond described as 0.5 to 0.75 acre) for water access
    (903) 870-8528
    We can help!
    Listing Contact
    Sara Jerome
    Sara Jerome
    Real Estate License ID: 0630971
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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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