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    Equestrian Ranch Land with Arena Title is generated by Realmo AI

    Sister Grove Road, Van Alstyne, TX 75495

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    For Sale
    $1,100,000

    LAND - Other - Van Alstyne, TX

    Lot size:
    20.00 Acres
    Added:
    May 12, 2026
    Days on Market:
    22
    Last Refresh:
    Jun 2 at 7:06 pm

    Property Features for Sister Grove Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Cleared, Grassed
    Fencing
    Perimeter
    Standard status
    Active
    APN
    214618
    Lot size
    20.00 Acres

    Utilities

    Sewer type
    Aerobic Septic

    Building Details

    Architectural style
    Other
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Brent Wicker

    Listing agent Brent Wicker License #0302162

    Listing office Wicker & Associates, Inc. Dallas, TX

    Listing date May 12, 2026

    MLS# 21267256 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

    • 20.019‑acre country tract on Sister Grove Road with rolling topography and wide‑open views
    • 60' x 60' metal horse barn with electricity and perimeter barbed wire fencing
    • 136' x 136' wood and pipe fence training arena with electricity
    • Fencing includes barbed wire perimeter and partial cross fencing for equestrian use
    • Utilities available: South Grayson Water, Grayson Collin Electric Coop, and fiber through Grayson Collin Communications
    • No floodplain or easements reported; clean title; aerobic septic listed

    Overview

    This 20.019-acre tract is suited for an equestrian-focused build, with turnkey infrastructure already in place. Improvements include a 60’ x 60’ metal horse barn with electricity and a 136’ x 136’ wood and pipe fence training arena with electricity. The property also features a barbed wire perimeter and partial cross fencing, and it carries an agricultural tax exemption. The offering is supported by a clean title, and the seller states there is no floodplain and no easements.

    The land is located along Sister Grove Road in Van Alstyne, approximately 4 miles east of downtown Van Alstyne and about 5 miles east of US Hwy 75. It is described as having rolling topography with wide open skies and picturesque views. Utilities are identified as available, including South Grayson Water, Grayson Collin Electric Coop, and fiber through Grayson Collin Communications. The property is within Van Alstyne ISD.

    This is a strong fit for buyers looking to create a working horse property or build a country home with the convenience of established utilities and on-site equestrian facilities. With the barn, powered arena, and fencing already set, an owner can move forward with an operational layout while planning a long-term residence on the remaining acreage.
    Location Intelligence

    Current Use by Public Records

    Horse & equestrian properties

    Map

    City
    Van Alstyne
    County
    Grayson
    State
    Texas
    Longitude
    -96.5643
    Latitude
    33.44023

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    FAQs

    What type of property is this?
    Horse & equestrian property - Rolling, build-ready farmland with a powered metal horse barn and large training arena, set up for an active horse operation.
    Where is this horse & equestrian property located?
    The property is located at Sister Grove Road Van Alstyne, TX.
    What is the asking price?
    The asking price for this property is $1,100,000.
    What are key features of this property?
    This property features: 20.019‑acre country tract on Sister Grove Road with rolling topography and wide‑open views; 60' x 60' metal horse barn with electricity and perimeter barbed wire fencing; 136' x 136' wood and pipe fence training arena with electricity
    (972) 991-1600
    We can help!
    Listing Contact
    Brent Wicker
    Real Estate License ID: 0302162
    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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