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    Rolling Land with Four Ponds Title is generated by Realmo AI

    OLD SHERMAN OFF OF Road, Southmayd, TX 76268

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    Claim this Listing
    For Sale
    $4,300,000

    LAND - Southmayd, TX

    Lot size:
    150.00 Acres
    Added:
    May 18, 2026
    Days on Market:
    17
    Last Refresh:
    Jun 3 at 7:06 am

    Property Features for OLD SHERMAN OFF OF Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    443797
    Lot size
    150.00 Acres

    We can help!

    Listing Contact
    Bhaskara Arroju

    Listing agent Bhaskara Arroju License #0734627

    Listing office VP Realty Services Allen, TX

    Listing date May 18, 2026

    MLS# 20888565 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

    • 150‑acre tract of rolling terrain a few miles west of Sherman
    • Four ponds on the property
    • Native grasses and scattered trees across the acreage
    • Views across the surrounding area

    Overview

    A rare opportunity to acquire expansive land characterized by rolling terrain and a natural mix of native grasses and scattered trees. The property also includes four ponds, adding both scenic value and practical water features across the landscape. Overall, the acreage is designed to feel diverse and usable, with open areas offering clear sightlines over the surrounding countryside.

    Located a few miles west of Sherman in Grayson County, Texas, the land benefits from the region’s ongoing economic growth and a diverse mix of industries, including manufacturing, healthcare, and retail. While the setting is rural and open, the location places ownership within reach of the broader employment and services available in the Sherman area.

    This offering may appeal to buyers seeking a larger tract for long-term investment, outdoor recreation, or an agricultural or ranch-oriented use where natural features like ponds and existing vegetation can play a role. The combination of water, varied terrain, and open views provides flexibility for how the property is ultimately operated or held.
    Location Intelligence

    Current Use by Public Records

    Specialty properties

    Map

    City
    Southmayd
    County
    Grayson
    State
    Texas
    Longitude
    -96.783112
    Latitude
    33.628722

    FAQs

    What type of property is this?
    Specialty property - 150-acre property with rolling terrain, native grasses, scattered trees, and four ponds—well suited for outdoor use and investment.
    Where is this specialty property located?
    The property is located at OLD SHERMAN OFF OF Road Southmayd, TX.
    What is the asking price?
    The asking price for this property is $4,300,000.
    What are key features of this property?
    This property features: 150‑acre tract of rolling terrain a few miles west of Sherman; Four ponds on the property; Native grasses and scattered trees across the acreage
    (817) 887-4353
    We can help!
    Listing Contact
    Bhaskara Arroju
    Real Estate License ID: 0734627
    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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    OLD SHERMAN OFF OF Road, Southmayd, TX 76268
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