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    5510 La Cima Rd Sherman, TX 75092

    • Commercial real estate
    • 39.94 lot acres
    For Sale
    View listing
    $3,500,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US82-4007982
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 5510 La Cima Rd

    Lot size
    39.94 lot acres
    Property type
    Commercial real estate
    APN
    115341

    Description

    This exceptional 39.94-acre commercial land parcel presents a unique investment opportunity in Sherman, Texas. Located within the city's ETJ (Extra Territorial Jurisdiction) and designated as an Opportunity Zone, this property offers significant flexibility for development and potential tax advantages. The expansive acreage allows for a diverse range of projects, from residential and commercial developments to mixed-use ventures. Its strategic location near new city growth areas and the upcoming Margaritaville Resort in Denison further enhances its appeal. The property boasts city water and sewer utilities, simplifying infrastructure considerations. With a total land area of 1,739,786 square feet and an asking price of $3,500,000 ($2.24/SF), this offering represents a compelling chance to capitalize on North Texas's dynamic growth. There are no HOA fees, easements, or restrictions noted. The APN is 115341. This is a rare opportunity to shape the future of Sherman's commercial landscape. Detailed information and viewing arrangements are available upon request.

    Value Estimations

    Powered by Realmo proprietary methodology Last update: July 3, 2025

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Sherman
    County
    Grayson
    State
    Texas
    Longitude
    -96.6414623
    Latitude
    33.7056288

    Comparable in this City

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      101.00 Acres

      Sherman 101-Acre Development Land

      Prime Texas acreage, ideal for diverse uses.
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    • $3,875,000
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      Sherman, TX Unimproved Land

      40 acres of unimproved land for sale in Sherman, TX.
      00 Primrose Ln, Sherman, TX 75092
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    Similar Nearby for Sale

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      0.50 Acres

      Sherman Retail Pad Sites

      Prime Pad Sites: High-Traffic Retail Location
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      View Details
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      Prime Sherman Commercial Land

      5.5+ Acres, High-Visibility Location
      2111 Fm 1417, Sherman, TX 75092
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      18.00 Acres

      Sherman, TX Land: 18 Acres

      Rare 18-acre tract, ideal for development.
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      18.73 Acres

      Austin Landing: Prime Sherman Land

      18.73 Acres, R-6 Zoning, Commercial
      0 Plainview Rd, Sherman, TX 75092
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    • Contact for pricing
      101.00 Acres

      Sherman 101-Acre Development Land

      Prime Texas acreage, ideal for diverse uses.
      2300 Friendship Rd, Sherman, TX 75092
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    • $3,875,000
      40.00 Acres

      Sherman, TX Unimproved Land

      40 acres of unimproved land for sale in Sherman, TX.
      00 Primrose Ln, Sherman, TX 75092
      View Details

    Similar Nearby for Lease

    • $13 SF/Yr
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      Sherman, TX Industrial Space

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    • $37 SF/Yr
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      Sherman Office Space For Rent

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      61,474 sqft warehouse complex suitable for various commercial and industrial uses.
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    • $13 SF/Yr
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      Retail Space For Lease

      Retail suites available in renovated building with ample parking.
      219 Sunset Blvd, Sherman, TX 75092
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    5510 La Cima Rd
    Sherman, TX 75092
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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.

    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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